Updated 2026 · Based on median market data for Oklahoma City, OK
Oklahoma City sits in the South with a population of 687,725 growing at 1% annually. The median home costs $210,000 while rents average $1,150/mo, producing an estimated cap rate of 4.46%. This is a moderate market that rewards careful deal sourcing.
Oklahoma City works best for experienced investors with a clear strategy — Section 8, student housing, or deep value-add rehabs. The 4.46% cap rate at median prices is tight, so success depends on buying below market, forcing appreciation through renovation, or accessing above-market rent streams through niche tenant bases.
Target properties priced 15-25% below the $210,000 median — around $168,000 or less. At this price point with $1,150/mo rents, your cap rate improves to roughly 6.0%. Factor in 0.88% property taxes ($1,848/yr), budget 5% of gross rent for maintenance, and underwrite to a 6.5% vacancy rate. On a 20% down conventional loan at 7%, monthly PITI will run approximately $1,371.
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 Oklahoma City property using our cap rate calculator (pre-filled with Oklahoma City data). Compare Oklahoma City against similar markets in the South region. If you're considering a value-add approach, try our BRRRR calculator to model a rehab scenario.