Updated 2026 · Based on median market data for McAlester, OK
McAlester sits in the South with a population of 50,000 growing at 0.9% annually. The median home costs $140,000 while rents average $1,060/mo, producing an estimated cap rate of 6.88%. This puts McAlester in the upper tier of investable US markets.
McAlester is ideal for cash flow investors, BRRRR practitioners, and anyone building a portfolio of affordable, income-producing rentals. The low price point ($140,000) means you can get started with a $28,000 down payment, and the 6.88% cap rate should produce positive cash flow even with conservative financing.
Target properties priced 15-25% below the $140,000 median — around $112,000 or less. At this price point with $1,060/mo rents, your cap rate improves to roughly 9.0%. Factor in 0.88% property taxes ($1,232/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 $947.
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 McAlester property using our cap rate calculator (pre-filled with McAlester data). Compare McAlester against similar markets in the South region. If you're considering a value-add approach, try our BRRRR calculator to model a rehab scenario.
McAlester vs Oklahoma state average and national average across key investment metrics. McAlester outperforms both benchmarks on cap rate.