Real Estate Investing in Jay, Oklahoma (74346)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74346 (Jay, OK)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 25.2% 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 Jay, OK (74346)?
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Market Analysis: 74346 Jay
This part of Delaware County is not an easy win. The 74346 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 74346 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Looking more closely, 74346 offers a low basis, the region around Jay has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Who lives in 74346 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 74346 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Jay:
Property Strategy for 74346
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $175,453 | $940 | 3.9% | +11.2% | $87,726 |
| 3BR | $272,032 | $1,180 | 3.1% | +10.4% | $90,677 |
Market Trends
Home Value History (with trend line)
📊 How Does 74346 Compare?
| Metric | 74346 | Jay | Oklahoma |
|---|---|---|---|
| Home Value | $237,030 | $237,030 | $214,563 |
| 5-Year CAGR | 4.3% | 4.3% | 6.9% |
| Avg Rent | $846 | $846 | - |
| Cap Rate | 2.8% | 2.8% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 74346 (Jay, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $237,030 |
| Monthly Rent | $846 |
| Price-to-Rent | 23.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 7.1% |
📈 Home Appreciation
| 1-Year | +9.8% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.8%). 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 74346
Population: 8,244
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 74346
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
What does house hacking look like in Jay, OK?
For house hackers, Jay, OK is a challenging. The $846/mo rent on a unit helps defray the mortgage on a $237K property.
How deep is the rental pool in Jay, OK?
The tenant pool in Jay, OK is solid, supported by local employment and population fundamentals. Rents of $846/mo are well-absorbed by the market.
What is the average home sale price in Jay, OK?
Typical homes in Jay, OK go for around $237K. The 5-year CAGR of 0.0% reliable price movement.
What approach is best for Jay, OK real estate?
The best-fit strategy in Jay, OK is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How strong are rents in Jay, OK?
The typical rental in Jay, OK commands about $846/mo monthly. That rent profile consistent cash flow against the $237K purchase basis.
You know 74346 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 74346 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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