Duncan is one of the most affordable markets in the country in the South with a small but investable metro of 50,000. At a 6.94% estimated cap rate, this is a solid market where rents of $1,030/mo lag behind home prices. With a median home price of $135,000 and steady population growth supports long-term rental demand, Duncan stands out as a market worth serious analysis for rental investors.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
Duncan's 0.8% rent-to-price ratio is well below the 1% rule. At median prices of $135,000, the $1,030/mo rent produces only $781/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
On a conventional loan with 20% down ($27K) at 7%, estimated monthly cash flow is $63 — a thin 2.8% cash-on-cash return. Investors should negotiate below asking price or target properties with above-median rents to build a meaningful cash flow buffer.
The 10.9x gross rent multiplier and 5.8% vacancy rate position Duncan as a value-oriented market. With annual appreciation at 2.5%, total returns (cash flow + equity growth) run approximately 9.4% before financing leverage.
Pre-filled with Duncan medians. Adjust to match a specific property.
Factor in financing to see your actual return on invested capital in Duncan.
Duncan, OK has a population of 50,000 and has been growing at 0.9% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $135,000 paired with median rents of $1,030/mo produces an estimated cap rate of 6.94%.
Property taxes at 0.88% fall within the national average range and shouldn't present unusual challenges. The vacancy rate of 5.8% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 2.4x, homes cost about 2.4 times the local median income of $56,350. This relatively affordable ratio suggests a deep pool of renters who find buying out of reach, supporting rental demand. Home values have appreciated at roughly 2.5% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Duncan offers attractive fundamentals for rental investors. low taxes, and cap rates above 6% put it in the upper tier of investable markets.