Pottawatomie County

Pottawatomie County sits at a median home price of $192,696 and a median rent of $1,080, producing a rent-to-price ratio of 6.73%. That figure lands in the upper half of cash-flow territory nationally but falls short of the 8–9% ratios where financing costs become more manageable. The modeled cap rate of 4.37% reflects that positioning: enough yield to attract income-oriented buyers, but not a market that practically runs itself at today's rates. The cash-on-cash return at 6.85% financing comes in at negative 8.34%, with a modeled monthly cash flow of negative $308 after a 20% down payment, which tells you straight away that this is not a market you enter expecting year-one cash flow on a standard leveraged acquisition. The year-over-year price appreciation of 3.55% and an appreciation score of 82 out of 100 are the counterweight, placing Pottawatomie closer to the appreciation end of the spectrum despite its affordable price point. Nationally, it ranks 138th out of 1,000 counties with an overall score of 71, landing in the 82nd percentile, a solid composite position that reflects the tension between the appreciation upside and the constrained leveraged returns.

The investor who fits this market best is someone who can offset the negative carry, either through a larger down payment, a value-add strategy that forces rent growth above the current $1,080 median, or a hybrid approach targeting properties priced below the $192,696 median where the rent-to-price math improves. An appreciation buyer with a 5-to-10-year horizon has a real case here given the 3.55% annual price growth and an affordability index of 89, which signals that the local buyer pool is not yet priced out, a precondition for sustained demand. A pure cash-flow buyer who needs month-one positive returns at 80% LTV should look elsewhere. The value-add operator is the most interesting fit: at a median price under $200K, acquisition costs are low enough that modest forced appreciation through renovation can shift the rent-to-price ratio meaningfully without deploying the kind of capital that larger markets demand.

The stability score of 50 is the number that deserves the most scrutiny. It sits at the midpoint and suggests the county carries meaningful cyclical or demographic risk that the appreciation score alone does not resolve. With a population of 72,734, this is a small market, and small markets can see outsized swings when a major employer or institutional anchor shifts. No economic anchor data is provided here, so the composition of the local employment base is not something that can be characterized from this dataset, but the 50 stability score is a signal to stress-test vacancy assumptions and demand drivers before committing capital.

On carry costs, the $260 monthly tax-and-insurance figure is material but not alarming. Oklahoma's state-average effective property tax rate of 0.90% is flagged as normal, meaning it does not represent a structural headwind or tailwind relative to national norms. The annual property tax estimate of $1,734 and annual insurance of $1,387 produce a combined $3,121 annually. It is worth noting that the 0.90% figure is a state-average estimate from Tax Foundation 2024 data, and actual county or township rates in Pottawatomie may differ, so verify the specific mill levy before finalizing your underwrite. The insurance line at 0.72% reflects Oklahoma's elevated exposure to wind and hail events, which is a real operational consideration for any landlord in the state. Budget for deductibles and confirm whether wind coverage is bundled or requires a separate rider.

The risk profile here centers on concentration and market depth rather than regulatory or demographic factors the data specifically flags. At 72,734 residents, tenant turnover events take longer to absorb than in a metro market, and a thin sales market can complicate exit timing. The negative leveraged cash flow creates a situation where extended vacancy is punishing, so underwriting to a conservative occupancy assumption, not the median, is essential.

Against its neighbors, Pottawatomie holds a clear advantage over Seminole County, where the median home price drops to $115,715 and the overall score is 69, a lower absolute price but apparently worse composite quality metrics. Custer County at $178,537 and a 6.39% rent-to-price ratio scores identically overall at 71 while offering a slightly lower entry price but marginally worse rent yield relative to price. Kingfisher County at $225,453 and McIntosh County at $195,367 both score 72, essentially identical to Pottawatomie, with Kingfisher carrying a meaningfully higher price point. Adair County at $168,812 and a score of 72 is the most interesting comparison: a lower entry price with a marginally higher composite score, which warrants a closer look if entry-cost minimization is the priority. Pottawatomie wins on appreciation score and affordability index relative to what the data shows, making it the better call for the buyer who prioritizes price growth and wants to stay under $200K while keeping a path to positive equity. For an investor who simply wants the lowest-risk, most stable cash-flow profile in this regional cluster, the data does not conclusively point to Pottawatomie as the clear winner, and a direct comparison of individual property economics across these counties before committing is the right approach.