Updated 2026 · Based on median market data for McAlester, OK
Home values in McAlester, OK have appreciated at 2.5% per year. Appreciation is modest, meaning total returns will be driven primarily by cash flow rather than equity gains. This is actually preferred by many investors who want predictable, income-based returns.
If McAlester continues appreciating at 2.5% annually, the current median of $140,000 would reach approximately $158,397 in 5 years — an equity gain of $18,397 on a property purchased at the median. With a 20% down payment of $28,000, that represents a 66% return on invested equity from appreciation alone. Combined with 5 years of NOI totaling approximately $48,151, the projected total return is $66,548 — a 238% cumulative return on the initial investment.
McAlester's population growth of 0.9% is moderate and positive, supporting steady but not explosive demand for housing. Markets with this growth profile tend to appreciate consistently without the boom-bust cycles of hyper-growth metros.
Smart investors evaluate both cash flow AND appreciation. In McAlester, the 6.88% cap rate provides strong ongoing cash flow, while 2.5% annual appreciation adds an equity component. The strong cash flow here means your returns are mostly realized as income rather than paper equity — a more conservative and predictable return profile.
McAlester vs Oklahoma state average and national average across key investment metrics. McAlester outperforms both benchmarks on cap rate.