Real Estate Investing in Yale, Oklahoma (74085)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74085 (Yale, 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: 17.8% of homes vacant — above national norms.
- Lower household income: $38,906 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Yale, OK (74085)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 74085 Yale
ZIP 74085 inside Payne County looks affordable on the surface — median value of $158K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 74085 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 74085's metrics run below Payne County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 74085 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.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Yale:
Property Strategy for 74085
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $89,258 | $950 | 7.7% | +8.4% | $44,629 |
| 3BR | $173,485 | $1,320 | 5.5% | +6.9% | $57,828 |
Market Trends
Home Value History (with trend line)
📊 How Does 74085 Compare?
| Metric | 74085 | Yale | Stillwater, OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $157,637 | $157,637 | N/A | $214,563 |
| 5-Year CAGR | 6.3% | 6.3% | N/A | 6.9% |
| Avg Rent | $855 | $855 | N/A | - |
| Cap Rate | 4.2% | 4.2% | - | - |
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 74085 (Yale, 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 | $157,637 |
| Monthly Rent | $855 |
| Price-to-Rent | 15.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.5% |
| Cap Rate | 4.2% |
| 5-Year IRR | 10.5% |
📈 Home Appreciation
| 1-Year | +10.2% ▲ |
| 3-Year CAGR | +6.9% ▲ |
| 5-Year CAGR | +6.3% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 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 (4.2%). 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 74085
Population: 2,391
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 74085
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
Frequently Asked Questions
Is Yale, OK a friendly market for rental owners?
For rental operators, Yale, OK rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What kind of tenants rent in Yale, OK?
Tenant quality in Yale, OK ranks as solid. Landlords generally report measured occupancy at market rents of $855/mo.
How much should I expect to pay for a home in Yale, OK?
Typical homes in Yale, OK go for around $158K. The 5-year CAGR of 0.0% consistent price movement.
What does house hacking look like in Yale, OK?
For house hackers, Yale, OK is a challenging. The $855/mo rent on a unit helps defray the mortgage on a $158K property.
Are rents high in Yale, OK?
Yale, OK rentals go for roughly $855/mo a month. That puts gross yield in solid territory relative to $158K acquisition costs.
You know 74085 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 74085 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 74085 ranks in Stillwater, OK
Every ZIP in this metro, ranked. Free.
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