Real Estate Investing in Locust Grove, Oklahoma (74352)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74352 (Locust Grove, 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: 19.9% 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 Locust Grove, OK (74352)?
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Market Analysis: 74352 Locust Grove
ZIP 74352 inside Mayes County looks affordable on the surface — median value of $195K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 74352 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
On balance, 74352 offers a low basis, the region around Locust Grove has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 74352 includes headwinds that any investor should price in. Income distribution skews lower than Locust Grove averages, and tenant stability requires active management.
seems 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 Locust Grove:
Property Strategy for 74352
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $139,292 | $940 | 4.9% | +7.3% | $69,646 |
| 3BR | $214,410 | $1,230 | 4.1% | +7.7% | $71,470 |
| 4BR | $263,073 | $1,410 | 3.9% | +7.6% | $65,768 |
Market Trends
Home Value History (with trend line)
📊 How Does 74352 Compare?
| Metric | 74352 | Locust Grove | Tulsa, OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $194,808 | $194,808 | N/A | $214,563 |
| 5-Year CAGR | 4.4% | 4.4% | N/A | 6.9% |
| Avg Rent | $846 | $846 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
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 74352 (Locust Grove, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $194,808 |
| Monthly Rent | $846 |
| Price-to-Rent | 19.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | +4.9% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 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 (3.4%). 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 74352
Population: 5,825
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 74352
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 818 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the median home value in Locust Grove, OK?
Expect median prices around $195K in Locust Grove, OK. The market has run at a 0.0% 5-year CAGR, so entry costs have been measured.
How qualified is the tenant pool in Locust Grove, OK?
Expect a solid tenant pool in Locust Grove, OK. The rental market absorbs $846/mo rents without meaningful friction.
What is the average monthly rent in Locust Grove, OK?
Rent in Locust Grove, OK is around $846/mo. The resulting rent-to-value relationship with $195K pricing is reasonable for most investor models.
Is Locust Grove, OK suited for a house hack?
The a challenging house-hack environment in Locust Grove, OK reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Are eviction rules reasonable in Locust Grove, OK?
Locust Grove, OK falls under OK landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
You know 74352 now. You don’t know where it ranks.
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How 74352 ranks in Tulsa, OK
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