Real Estate Investing in Spavinaw, Oklahoma (74366)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74366 (Spavinaw, OK)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 35.1% of homes vacant — above national norms.
- Elevated poverty: 25.5% poverty rate — can affect rent collection.
- Lower household income: $32,273 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 Spavinaw, OK (74366)?
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Market Analysis: 74366 Spavinaw
This part of Mayes County is not an easy win. The 74366 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 74366 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader OK picture, 74366 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 74366 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 74366 is an operator game, not a passive one. Turning to rents, entry prices of $166K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Spavinaw:
Property Strategy for 74366
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $106,947 | $940 | 6.3% | +4.4% | $53,473 |
| 3BR | $191,538 | $1,230 | 4.6% | +8.0% | $63,846 |
Market Trends
Home Value History (with trend line)
📊 How Does 74366 Compare?
| Metric | 74366 | Spavinaw | Oklahoma |
|---|---|---|---|
| Home Value | $165,593 | $165,593 | $214,563 |
| 5-Year CAGR | 5.1% | 5.1% | 6.9% |
| Avg Rent | $846 | $846 | - |
| Cap Rate | 4.0% | 4.0% | - |
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 74366 (Spavinaw, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $165,593 |
| Monthly Rent | $846 |
| Price-to-Rent | 16.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 9.1% |
📈 Home Appreciation
| 1-Year | +7.7% ▲ |
| 3-Year CAGR | +3.3% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (4.0%). 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 74366
Population: 1,319
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
Frequently Asked Questions
How expensive is real estate in Spavinaw, OK?
Median home price in Spavinaw, OK is near $166K, with a 5-year CAGR of 0.0%. Prices have been predictable and supportive of buy-and-hold strategies.
What is the typical renter like in Spavinaw, OK?
Tenant quality in Spavinaw, OK ranks as solid. Landlords generally report reliable occupancy at market rents of $846/mo.
How much is rent in Spavinaw, OK?
Rents in Spavinaw, OK run near $846/mo. Compared with median home prices of $166K that produces solid gross yields for typical rentals.
What strategy should investors use in Spavinaw, OK?
A careful cash-flow rentals with hands-on management strategy Spavinaw, OK best. The market produces predictable results for that approach at the $166K price point.
How do landlord-tenant laws work in Spavinaw, OK?
OK law landlord-friendly for landlords, and Spavinaw inherits those rules. Investors should still review local ordinances for rental licensing.
You know 74366 now. You don’t know where it ranks.
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