Real Estate Investing in Glencoe, Oklahoma (74032)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74032 (Glencoe, 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: 17.9% 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 Glencoe, OK (74032)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 74032 Glencoe
ZIP 74032 in Glencoe, OK carries a healthy set of headwinds. Home values near $241K and rents of $846/mo sit inside a market where underwriting has to be tight.
From a cash-flow lens, the numbers look inviting — $241K purchase price, 0.0% nominal cap — the work to hit that pro forma in 74032 is substantial and deserves full respect.
Nearby ZIPs in Glencoe have seen price recovery that 74032 has not matched. Payne County data supports the view that the spread is structural rather than temporary.
The demographic picture in 74032 includes headwinds that any investor should price in. Income distribution skews lower than Glencoe averages, and tenant stability requires active management.
Strategically, 74032 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Glencoe:
Property Strategy for 74032
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $172,554 | $940 | 3.9% | +6.6% | $86,277 |
| 3BR | $266,582 | $1,290 | 3.5% | +8.6% | $88,861 |
Market Trends
Home Value History (with trend line)
📊 How Does 74032 Compare?
| Metric | 74032 | Glencoe | Stillwater, OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $240,830 | $240,830 | N/A | $214,563 |
| 5-Year CAGR | 5.9% | 5.9% | N/A | 6.9% |
| Avg Rent | $846 | $846 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
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 74032 (Glencoe, OK). Anonymous, moderated, never written by AI.
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Property managers serving Payne County
Manage rentals here? List your business →C-Star Management is a leader in property management, offering services for apartments, houses, and duplexes. summary from their website
Harmon Property Management is a local, family-owned and operated residential property management company serving Wichita, Kansas, and the surrounding area since 2008. summary from their website
Cowboy Property Management offers property management services in Stillwater, OK, with new properties available and a caring management team. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $240,830 |
| Monthly Rent | $846 |
| Price-to-Rent | 23.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 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 (2.7%). 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 74032
Population: 1,675
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 74032
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 2,823 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Glencoe, OK a good market for buy-and-hold investors?
Investors tracking Glencoe, OK will find a 3.0/5 rating supported by $241K median home values and $846/mo rents. That profile suits long-term holders targeting reliable returns.
How much do tenants pay in Glencoe, OK?
Rent in Glencoe, OK is around $846/mo. The resulting rent-to-value relationship with $241K pricing is reasonable for most investor models.
Is Glencoe, OK good for landlords?
Glencoe, OK falls under OK landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How should investors approach Glencoe, OK?
In Glencoe, OK the solid play is typically careful cash-flow rentals with hands-on management. The combination of $241K prices and $846/mo rents suits that approach.
What kind of vacancy should I budget for in Glencoe, OK?
Occupancy in Glencoe, OK runs even-keeled with elevated vacancy. Well-priced units at $846/mo lease on reasonable timelines.
You know 74032 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 74032 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.
How 74032 ranks in Stillwater, OK
Every ZIP in this metro, ranked. Free.
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