Real Estate Investing in Buffalo, Oklahoma (73834)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 73834 (Buffalo, OK)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 28.3% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.2% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Buffalo, OK (73834)?
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Market Analysis: 73834 Buffalo
Homes in the 73834 ZIP trade near $62K, a discount that has historically rewarded investors willing to renovate. Rent comps near $846/mo support the pro forma.
In 73834, the deal is made on the buy and on the capex. sturdy entry prices of $62K leave room in the budget for light-to-medium renovation, with rent lift to match.
The a credible choice for piece of regional context is that nearby ZIPs with newer stock and higher basis have priced out of the value-add game. 73834 has not.
The resident base in 73834 runs younger and more tenure-renter than county averages. 14% of 1,587 households lease, which is the demand source for post-rehab rent lifts.
The solid opportunity in 73834 is buying the worst house on the block, fixing it, and renting it at the top of the local band. That is the strategy, repeated.
Here's what matters if you're considering buying a home in Buffalo:
Property Strategy for 73834
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $38,960 | $940 | 17.4% | -0.3% | $19,480 |
| 3BR | $85,725 | $1,150 | 9.7% | +1.4% | $28,575 |
Market Trends
Home Value History (with trend line)
📊 How Does 73834 Compare?
| Metric | 73834 | Buffalo | Oklahoma |
|---|---|---|---|
| Home Value | $62,422 | $62,422 | $214,563 |
| 5-Year CAGR | 0.2% | 0.2% | 6.9% |
| Avg Rent | $846 | $846 | - |
| Cap Rate | 10.6% | 10.6% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 73834 (Buffalo, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $62,422 |
| Monthly Rent | $846 |
| Price-to-Rent | 6.2:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 16.3% |
| Cap Rate | 10.6% |
| 5-Year IRR | 10.7% |
📈 Home Appreciation
| 1-Year | +0.7% ▲ |
| 3-Year CAGR | -4.1% ▼ |
| 5-Year CAGR | +0.2% ▲ |
| 10-Year CAGR | +3.5% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (10.6%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 73834
Population: 1,587
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 73834
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
Is housing expensive in Buffalo, OK?
Buffalo, OK home values average about $62K. That price point suits investors targeting rentals with $846/mo in monthly income.
How do BRRRR numbers look in Buffalo, OK?
BRRRR viability in Buffalo, OK is a strong. Disciplined acquisition and rehab can hit the 75% LTV refinance target at market comps.
Does rental property in Buffalo, OK pass the 1% rule?
The 1% rule is solid territory for Buffalo, OK. Rent-to-price at the median is 1.36%, putting many properties within striking distance.
Is Buffalo, OK better for rentals, flips, or BRRRR?
Buffalo, OK investors pursuing value-add and BRRRR deals. The underlying economics ($62K prices, $846/mo rents) make it a reasonable choice.
Is Buffalo, OK a good place for real estate investing?
Yes - Buffalo, OK a 4.0/5 investability score. With $62K home prices against $846/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 73834 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 73834 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
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