Real Estate Investing in Weatherford, Oklahoma (73096)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 73096 (Weatherford, OK)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 13.6% of homes vacant — above national norms.
What’s happening in Weatherford, OK (73096)?
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Market Analysis: 73096 Weatherford
This part of Custer County is not an easy win. The 73096 ZIP stands at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $230K asset, 73096 is the wrong submarket. If the plan prices in friction, the yield can still work.
ZIP 73096's metrics run below Custer County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 73096 ZIP's population of 14,282 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
Strategy in 73096 is an operator game, not a passive one. Put differently, entry prices of $230K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Weatherford:
Property Strategy for 73096
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $122,772 | $940 | 5.5% | +7.8% | $61,386 |
| 3BR | $225,596 | $1,300 | 4.1% | +6.4% | $75,199 |
| 4BR | $309,246 | $1,570 | 3.7% | +6.0% | $77,312 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 73096 Compare?
| Metric | 73096 | Weatherford | Weatherford, OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $229,562 | $229,562 | N/A | $214,563 |
| 5-Year CAGR | 5.8% | 5.8% | N/A | 6.9% |
| Avg Rent | $896 | $896 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
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 73096 (Weatherford, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $229,562 |
| Monthly Rent | $896 |
| Price-to-Rent | 21.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.0% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 10-Year CAGR | +4.2% ▲ |
🏠 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 (3.0%). 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 73096
Population: 14,282
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 73096
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,804 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Should investors worry about vacancy in Weatherford, OK?
Vacancy in Weatherford, OK is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $896/mo.
Is it easy to find good tenants in Weatherford, OK?
The renter base in Weatherford, OK is reasonable for the $896/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
How do experienced investors play Weatherford, OK?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Weatherford, OK. The numbers - $230K homes against $896/mo rents - support that play.
Does a duplex house hack pencil in Weatherford, OK?
The a challenging house-hack environment in Weatherford, OK reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the typical rental rate in Weatherford, OK?
The typical rental in Weatherford, OK commands about $896/mo monthly. That rent profile even-keeled cash flow against the $230K purchase basis.
You know 73096 now. You don’t know where it ranks.
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How 73096 ranks in Weatherford, OK
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