Tahlequah, OK Cap Rate: 4.99% — Rental Property Analysis
Tahlequah is a budget-friendly market in the South with a small but investable metro of 50,000. At a 4.99% estimated cap rate, this is a moderate market where rents of $1,210/mo lag behind home prices. With a median home price of $205,000 and steady population growth supports long-term rental demand, Tahlequah offers opportunities for investors who source deals carefully.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
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Moderate — source deals carefully
Based on $205,000 median price and $1,210/mo median rent
Est. Cap Rate
4.99%
1% Rule
0.59%
Fails
GRM
14.1x
Price / Income
3.6x
Market Data
Median Home Price$205,000
Median Monthly Rent$1,210
Property Tax Rate0.88%
Population50,000
Population Growth0.9% / yr
Median Household Income$56,350
Vacancy Rate5.8%
Annual Appreciation2.5%
2026 Market Update: Tahlequah
Tahlequah's 0.6% rent-to-price ratio is well below the 1% rule. At median prices of $205,000, the $1,210/mo rent produces only $853/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($41K at 7%) would result in approximately $-238/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
The 14.1x gross rent multiplier and 5.8% vacancy rate position Tahlequah as a balanced market. With annual appreciation at 2.5%, total returns (cash flow + equity growth) run approximately 7.5% before financing leverage.
Cap Rate Calculator — Tahlequah
Pre-filled with Tahlequah medians. Adjust to match a specific property.
Property Details
$
$
3–8% typical
%
Monthly Expenses
0.88% rate
$
$
8–10% of rent
$
8–12% of rent
$
Cap Rate
4.12%Low
Net Operating Income ÷ Purchase Price
NOI / Year
$8,446
net operating income
Gross Rent Multiplier
14.1x
Good (<15)
1% Rule
0.59%
✗ Fails
Monthly Cash Flow
$704
before debt service
Annual Breakdown
Gross Rental Income$14,520
Less Vacancy−$842
Effective Income$13,678
Less Operating Expenses−$5,232
Net Operating Income$8,446
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Factor in financing to see your actual return on invested capital in Tahlequah.
$
$51,250
%
%
years
$
taxes + ins + maint + mgmt
$
$
Cash-on-Cash Return
-6.28%Weak
Annual Cash Flow ÷ Total Cash Invested
Total Cash Invested
$57,400
$51,250 down + $6,150 closing
Monthly Mortgage
$1,002
on $154K loan
Monthly Cash Flow
$-300
after all expenses
Annual Cash Flow
$-3,604
before taxes
Cash Flow Breakdown
Monthly Rent$1,210
Less Expenses−$508
Less Mortgage−$1,002
Monthly Cash Flow$-300
Is Tahlequah a Good Place to Invest in Rental Property?
Tahlequah, 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 $205,000 paired with median rents of $1,210/mo produces an estimated cap rate of 4.99%.
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 3.6x, homes cost about 3.6 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: Tahlequah presents moderate opportunities. Cap rates near 4.99% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.
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