Stephens County

OklahomaPopulation: 43,140
79
/100
Strong Buy
#13 of 1,000 counties
#1 in Oklahoma (77 counties)
Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring
Updated August 31, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$144,226
Median Home Price
37% below national median
$1,056/mo
Median Rent
27% below national median
8.78%
Rent-to-Price Ratio
Top 5% nationally
-$69
Est. Monthly Cash Flow
With 20% down at 6.9% rate

Scenario comparison

Same $1,056/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.
ScenarioPurchase priceMonthly cash flowCap rateCash-on-cash
75% of median
value-add or distressed
$108,169+$120/mo7.6%+5.8%
Median
typical MLS deal
$144,226-$69/mo5.7%-2.5%
125% of median
newer / premium
$180,282-$258/mo4.6%-7.5%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

20%
5%50%100%

Purchase

Purchase Price$144,226
Down Payment (20%)$28,845
Loan Amount$115,381
Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,056
Monthly P&I-$756
Est. Expenses (35%)-$369
Net Cash Flow-$69/mo
5.7%
Cap Rate (all cash)
-2.5%
Cash-on-Cash Return
8.78%
Rent-to-Price Ratio
Negative leverage: At 6.85% rates, borrowing costs exceed the 5.7% 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.

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Score Breakdown

Overall Investment Score
79/100
79
Cash Flow(30%)
88/100

Based on 8.78% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)
79/100

Based on 2.9% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)
50/100

Population data not available.

Affordability(20%)
99/100

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 (8.78%)
  • +Affordable relative to local incomes
  • +Complete rent data available

Challenges

  • -Negative leverage (cap rate 5.7% < mortgage rate 6.9%)

Economic Indicators

Population
43,140
Median Income
—
Data pending
Unemployment Rate
—
Data pending
Price-to-Income
—
Data pending

Who this market fits

Best for
  • +Value-add operators who can buy below median and force rent up
Skip if
  • −You can't tolerate negative leverage (cap rate below mortgage rate today)

Compare to Nearby Counties

CountyVerdict
CurrentStephensOK
79$144,226$1,0568.78%Strong Buy
WoodwardOK
77$133,590Est. pending—Strong BuyView
ComancheOK
76$150,944$1,0528.37%Strong BuyView
TexasOK
76$162,139Est. pending—Strong BuyView
PawneeOK
74$170,901Est. pending—BuyView
McIntoshOK
73$195,367Est. pending—BuyView

The Bottom Line

Strong BuyStephens is a strong buy market with excellent fundamentals for buy-and-hold investors.

Stephens County in Oklahoma scores 79/100, ranking #13 of 1,000 US counties (top 2%). At 20% down and current rates, a median-priced rental roughly breaks even on cash flow (8.78% gross rent-to-price ratio). The deal works on appreciation or with better terms, not on month-one cash flow.

Monthly Cash Flow
$-69/mo
Cap Rate
5.7%
Cash-on-Cash
-2.5%

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