Factor in financing to see your actual return on invested capital in Stillwater.
$
$58,750
%
%
years
$
taxes + ins + maint + mgmt
$
$
Cash-on-Cash Return
-6.99%Weak
Annual Cash Flow ÷ Total Cash Invested
Total Cash Invested
$65,800
$58,750 down + $7,050 closing
Monthly Mortgage
$1,149
on $176K loan
Monthly Cash Flow
$-383
after all expenses
Annual Cash Flow
$-4,596
before taxes
Cash Flow Breakdown
Monthly Rent$1,320
Less Expenses−$554
Less Mortgage−$1,149
Monthly Cash Flow$-383
Is Stillwater a Good Place to Invest in Rental Property?
Stillwater, 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 $235,000 paired with median rents of $1,320/mo produces an estimated cap rate of 4.67%.
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 4.2x, homes cost about 4.2 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: Stillwater presents moderate opportunities. Cap rates near 4.67% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.
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