Updated 2026 · Based on median market data for Ponca City, OK
The median monthly rent in Ponca City, OK is $840, translating to $10,080 in annual gross rental income per unit. The rent-to-price ratio is 0.76% — below the 1% rule but within a range where deals can work with good financing.
Renters in Ponca City spend approximately 18% of the local median household income ($56,350) on rent. This is well below the 30% threshold, suggesting significant headroom for rent increases. Tenants can afford to pay more, which is bullish for landlords.
The vacancy rate in Ponca City is 5.8%. This is a healthy vacancy rate that indicates balanced supply and demand. You should be able to find quality tenants without extended vacancies, though expect normal turnover periods of 2-4 weeks between tenants. Population growth of 0.9% annually provides stable demand.
Ponca City's GRM (price divided by annual rent) is 10.9x. A GRM under 12x is excellent — it means you're paying less than 12 years of gross rent for the property, suggesting strong income relative to price. For comparison, the national average GRM for investment-grade rentals is approximately 13-15x.
At the median rent of $840/mo, a single-family rental in Ponca City generates approximately $10,080 in gross annual income. After accounting for 5.8% vacancy ($585 lost), property taxes of $968, insurance (~$440), and maintenance (~$440), the estimated NOI is $7,647 per year, or $637/mo.
Ponca City vs Oklahoma state average and national average across key investment metrics. Ponca City outperforms both benchmarks on cap rate.