Updated 2026 · Based on median market data for Duncan, OK
Duncan sits in the South with a population of 50,000 growing at 0.9% annually. The median home costs $135,000 while rents average $1,030/mo, producing an estimated cap rate of 6.94%. This puts Duncan in the upper tier of investable US markets.
Duncan is ideal for cash flow investors, BRRRR practitioners, and anyone building a portfolio of affordable, income-producing rentals. The low price point ($135,000) means you can get started with a $27,000 down payment, and the 6.94% cap rate should produce positive cash flow even with conservative financing.
Target properties priced 15-25% below the $135,000 median — around $108,000 or less. At this price point with $1,030/mo rents, your cap rate improves to roughly 9.1%. Factor in 0.88% property taxes ($1,188/yr), budget 5% of gross rent for maintenance, and underwrite to a 5.8% vacancy rate. On a 20% down conventional loan at 7%, monthly PITI will run approximately $917.
Every deal should be evaluated individually using our calculator tools. Median data provides a starting point; actual returns depend on the specific property, financing, and your management approach.
Run the numbers on a specific Duncan property using our cap rate calculator (pre-filled with Duncan data). Compare Duncan against similar markets in the South region. If you're considering a value-add approach, try our BRRRR calculator to model a rehab scenario.
Duncan vs Oklahoma state average and national average across key investment metrics. Duncan outperforms both benchmarks on cap rate.