Durant, OK Cap Rate: 5.66% — Rental Property Analysis
Durant is a budget-friendly market in the South with a small but investable metro of 50,000. At a 5.66% estimated cap rate, this is a solid market where rents of $1,460/mo lag behind home prices. With a median home price of $225,000 and steady population growth supports long-term rental demand, Durant 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
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Moderate — source deals carefully
Based on $225,000 median price and $1,460/mo median rent
Est. Cap Rate
5.66%
1% Rule
0.65%
Fails
GRM
12.8x
Price / Income
4.0x
Market Data
Median Home Price$225,000
Median Monthly Rent$1,460
Property Tax Rate0.88%
Population50,000
Population Growth0.9% / yr
Median Household Income$56,350
Vacancy Rate5.8%
Annual Appreciation2.5%
2026 Market Update: Durant
Durant's 0.6% rent-to-price ratio is well below the 1% rule. At median prices of $225,000, the $1,460/mo rent produces only $1,060/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($45K at 7%) would result in approximately $-137/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
The 12.8x gross rent multiplier and 5.8% vacancy rate position Durant as a value-oriented market. With annual appreciation at 2.5%, total returns (cash flow + equity growth) run approximately 8.2% before financing leverage.
Cap Rate Calculator — Durant
Pre-filled with Durant medians. Adjust to match a specific property.
Property Details
$
$
3–8% typical
%
Monthly Expenses
0.88% rate
$
$
8–10% of rent
$
8–12% of rent
$
Cap Rate
4.65%Low
Net Operating Income ÷ Purchase Price
NOI / Year
$10,468
net operating income
Gross Rent Multiplier
12.8x
Good (<15)
1% Rule
0.65%
✗ Fails
Monthly Cash Flow
$872
before debt service
Annual Breakdown
Gross Rental Income$17,520
Less Vacancy−$1,016
Effective Income$16,504
Less Operating Expenses−$6,036
Net Operating Income$10,468
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Factor in financing to see your actual return on invested capital in Durant.
$
$56,250
%
%
years
$
taxes + ins + maint + mgmt
$
$
Cash-on-Cash Return
-4.82%Weak
Annual Cash Flow ÷ Total Cash Invested
Total Cash Invested
$63,000
$56,250 down + $6,750 closing
Monthly Mortgage
$1,100
on $169K loan
Monthly Cash Flow
$-253
after all expenses
Annual Cash Flow
$-3,037
before taxes
Cash Flow Breakdown
Monthly Rent$1,460
Less Expenses−$613
Less Mortgage−$1,100
Monthly Cash Flow$-253
Is Durant a Good Place to Invest in Rental Property?
Durant, 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 $225,000 paired with median rents of $1,460/mo produces an estimated cap rate of 5.66%.
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 4.0x, homes cost about 4.0 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: Durant presents moderate opportunities. Cap rates near 5.66% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.
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