Is Pontotoc County, OK good for real estate investing?

Pontotoc County has an investment score of 74/100, rated as "Buy". The county ranks #71 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Pontotoc?

The rent-to-price ratio in Pontotoc County is 6.87% annually, which ranks in the 71th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Pontotoc?

The median home price in Pontotoc County is $194,534. This ranks #352 in affordability among all US counties.

Can you cash flow on rental properties in Pontotoc?

Based on median values with 20% down at current rates, a typical rental in Pontotoc County would generate negative cash flow of $296/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Pontotoc County

OklahomaPopulation: 38,116

/100

Hold

#71 of 1,000 counties

#10 in Oklahoma (77 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated July 20, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$194,534

Median Home Price

15% below national median

$1,114/mo

Median Rent

23% below national median

6.87%

Rent-to-Price Ratio

Top 29% nationally

-$296

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $1,114/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$145,901	-$41/mo	6.0%	-1.5%
Median typical MLS deal	$194,534	-$296/mo	4.5%	-7.9%
125% of median newer / premium	$243,168	-$551/mo	3.6%	-11.8%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$194,534

Down Payment (20%)$38,907

Loan Amount$155,627

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,114

Monthly P&I-$1,020

Est. Expenses (35%)-$390

Net Cash Flow-$296/mo

4.5%

Cap Rate (all cash)

-7.9%

Cash-on-Cash Return

6.87%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 4.5% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

74/100

Cash Flow(30%)

69/100

Based on 6.87% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

91/100

Based on 6.8% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

88/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Above-average rent-to-price ratio (6.87%)
+Strong price appreciation (+6.8% YoY)
+Affordable relative to local incomes
+Complete rent data available

Challenges

-Negative cash flow at typical financing (-$296/mo)
-Negative leverage (cap rate 4.5% < mortgage rate 6.9%)

Economic Indicators

Population

38,116

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+Appreciation buyers: YoY growth is meaningfully above the long-run average
+Patient holders willing to accept negative carry for equity gains
+All-cash buyers: removing debt service flips the cap rate to actual yield
+Institutional or out-of-state investors who target appreciation markets

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)

Compare to Nearby Counties

County					Verdict
ComancheOK	76	$150,944	$1,052	8.37%	Strong Buy	View
TexasOK	76	$162,139	Est. pending	—	Strong Buy	View
CurrentPontotocOK	74	$194,534	$1,114	6.87%	Buy
PawneeOK	74	$170,901	Est. pending	—	Buy	View
McIntoshOK	73	$195,367	Est. pending	—	Buy	View
KingfisherOK	72	$225,453	Est. pending	—	Buy	View

The Bottom Line

HoldPontotoc scores well overall, but a typical leveraged buy-and-hold loses $296/mo at current rates. Consider house hacking, value-add, or all-cash; otherwise a worse score with positive cash flow may be the better deal.

Pontotoc County in Oklahoma scores 74/100, ranking #71 of 1,000 US counties (top 9%). At 20% down and current rates, a median-priced rental loses about $296/month; the 6.87% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow

$-296/mo

Cap Rate

4.5%

Cash-on-Cash

-7.9%

Related markets

Markets like Pontotoc with stronger cash flow

Comanche County for cash-flow rentals

Cheaper alternatives to Pontotoc

Head-to-head comparisons

All counties in Oklahoma →

Rent vs buy in Oklahoma cities

Rent vs buy in Tulsa, OKMedian $244,543 · rent $1,379/mo Rent vs buy in Norman, OKMedian $249,080 · rent $1,386/mo Rent vs buy in Broken Arrow, OKMedian $244,543 · rent $1,379/mo Rent vs buy in Lawton, OKMedian $150,944 · rent $1,052/mo Rent vs buy in Oklahoma City, OKMedian $219,315 · rent $1,300/mo All Oklahoma citiesFull rent-vs-buy directory for the state

Ready to Analyze a Deal in Pontotoc?

Use our investment calculators to run detailed numbers on specific properties.

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Scenario comparison

Same $1,114/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$145,901	-$41/mo	6.0%	-1.5%
Median typical MLS deal	$194,534	-$296/mo	4.5%	-7.9%
125% of median newer / premium	$243,168	-$551/mo	3.6%	-11.8%

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$194,534

Down Payment (20%)$38,907

Loan Amount$155,627

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,114

Monthly P&I-$1,020

Est. Expenses (35%)-$390

Net Cash Flow-$296/mo

4.5%

Cap Rate (all cash)

-7.9%

Cash-on-Cash Return

6.87%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 4.5% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

74/100

Cash Flow(30%)

69/100

Based on 6.87% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

91/100

Based on 6.8% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

88/100

Based on price relative to estimated local incomes.

Who this market fits

Best for

+Appreciation buyers: YoY growth is meaningfully above the long-run average
+Patient holders willing to accept negative carry for equity gains
+All-cash buyers: removing debt service flips the cap rate to actual yield
+Institutional or out-of-state investors who target appreciation markets

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)

Compare to Nearby Counties

County					Verdict
ComancheOK	76	$150,944	$1,052	8.37%	Strong Buy	View
TexasOK	76	$162,139	Est. pending	—	Strong Buy	View
CurrentPontotocOK	74	$194,534	$1,114	6.87%	Buy
PawneeOK	74	$170,901	Est. pending	—	Buy	View
McIntoshOK	73	$195,367	Est. pending	—	Buy	View
KingfisherOK	72	$225,453	Est. pending	—	Buy	View

The Bottom Line

Monthly Cash Flow

$-296/mo

Cap Rate

4.5%

Cash-on-Cash

-7.9%