Real Estate Investing in Sulphur, Oklahoma (73086)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 73086 (Sulphur, OK)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 25.9% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Sulphur, OK (73086)?
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Market Analysis: 73086 Sulphur
The 73086 ZIP in Sulphur, OK is a local-operator market. Outside capital chasing a $169K entry has to pair deep knowledge with the discount.
Rent of $936/mo on a $169K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 73086 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Sulphur have seen price recovery that 73086 has not matched. Murray County data supports the view that the spread is structural rather than temporary.
A notable renter share of 24% in 73086 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 73086 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Sulphur:
Property Strategy for 73086
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $67,531 | $790 | 8.4% | +5.7% | $67,531 |
| 2BR | $109,684 | $1,040 | 6.8% | +8.6% | $54,842 |
| 3BR | $222,687 | $1,280 | 4.1% | +7.1% | $74,229 |
| 4BR | $292,060 | $1,580 | 3.9% | +7.4% | $73,015 |
Market Trends
Home Value History (with trend line)
📊 How Does 73086 Compare?
| Metric | 73086 | Sulphur | Oklahoma |
|---|---|---|---|
| Home Value | $169,246 | $169,246 | $214,563 |
| 5-Year CAGR | 5.8% | 5.8% | 6.9% |
| Avg Rent | $936 | $936 | - |
| Cap Rate | 4.3% | 4.3% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 73086 (Sulphur, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $169,246 |
| Monthly Rent | $936 |
| Price-to-Rent | 15.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 10.1% |
📈 Home Appreciation
| 1-Year | -0.9% ▼ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 10-Year CAGR | +6.1% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.3%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 73086
Population: 8,504
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 73086
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
How much should I expect to pay for a home in Sulphur, OK?
Typical homes in Sulphur, OK go for around $169K. The 5-year CAGR of 0.0% reliable price movement.
Are tenants stable in Sulphur, OK?
Working renters make up the core of the Sulphur, OK tenant base. The pool is reasonable for investors targeting long-term holds.
Is vacancy a concern in Sulphur, OK?
Expect elevated vacancy in Sulphur, OK. Rents at $936/mo are absorbed by the tenant base without meaningful lag.
Are rents high in Sulphur, OK?
Rents in Sulphur, OK run near $936/mo. Compared with median home prices of $169K that produces solid gross yields for typical rentals.
Is rental property easy to operate in Sulphur, OK?
Landlord-friendliness in Sulphur, OK is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 73086 now. You don’t know where it ranks.
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