Real Estate Investing in Beaver, Oklahoma (73932)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 73932 (Beaver, 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 (0.6% CAGR).
- 1-year downturn: Values declined 4.6% in the last year.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Beaver, OK (73932)?
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Market Analysis: 73932 Beaver
Investors eyeing 73932 need to respect the fundamentals at play. Home values of $104K come alongside slower price movement and elevated management overhead.
Stepping back, the numbers look inviting — $104K purchase price, 0.0% nominal cap — the work to hit that pro forma in 73932 is substantial and deserves full respect.
Regionally, 73932 sits on the difficult end of the OK spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 73932 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
New investors are better served looking at Beaver's stable or hybrid ZIPs before stepping into 73932. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Beaver:
Property Strategy for 73932
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $40,659 | $940 | 16.6% | -1.5% | $20,330 |
| 3BR | $102,144 | $1,250 | 8.8% | +3.1% | $34,048 |
| 4BR | $179,123 | $1,480 | 5.9% | +3.2% | $44,781 |
Market Trends
Home Value History (with trend line)
📊 How Does 73932 Compare?
| Metric | 73932 | Beaver | Oklahoma |
|---|---|---|---|
| Home Value | $104,309 | $104,309 | $214,563 |
| 5-Year CAGR | 0.6% | 0.6% | 6.9% |
| Avg Rent | $846 | $846 | - |
| Cap Rate | 6.3% | 6.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 73932 (Beaver, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $104,309 |
| Monthly Rent | $846 |
| Price-to-Rent | 10.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.7% |
| Cap Rate | 6.3% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | -4.6% ▼ |
| 3-Year CAGR | -4.5% ▼ |
| 5-Year CAGR | +0.6% ▲ |
| 10-Year CAGR | +2.5% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (6.3%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 73932
Population: 1,930
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 73932
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 it easy to find good tenants in Beaver, OK?
Tenant demand in Beaver, OK is solid. The local workforce $846/mo rents across most rental classes.
Is Beaver, OK a good market for buy-and-hold investors?
Investors tracking Beaver, OK will find a 3.0/5 rating supported by $104K median home values and $846/mo rents. That profile suits long-term holders targeting even-keeled returns.
What are home prices like in Beaver, OK?
The median home value in Beaver, OK is roughly $104K. That puts it reasonable relative to the OK statewide average.
Is rental property easy to operate in Beaver, OK?
The landlord environment in Beaver, OK is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Can I house hack in Beaver, OK?
Beaver, OK offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $846/mo rent level.
You know 73932 now. You don’t know where it ranks.
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Community Ratings
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