Real Estate Investing in Muskogee, Oklahoma (74401)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74401 (Muskogee, OK)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 15.6% of homes vacant — above national norms.
- Elevated poverty: 20.8% poverty rate — can affect rent collection.
- Lower household income: $39,845 median — tenant affordability is tighter.
What’s happening in Muskogee, OK (74401)?
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Market Analysis: 74401 Muskogee
ZIP 74401 inside Muskogee County looks affordable on the surface — median value of $125K — but the discount exists for reasons that a careful buyer should understand before committing.
For an experienced owner, 74401 can be a a solid fit for hunting ground — but the discount at $125K reflects genuine risk that outside investors often underestimate.
In practical terms, 74401 offers a low basis, the region around Muskogee has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 74401 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.
The 74401 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Muskogee:
Property Strategy for 74401
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $60,743 | $970 | 11.5% | +6.9% | $30,372 |
| 3BR | $124,256 | $1,220 | 7.1% | +6.4% | $41,419 |
| 4BR | $170,763 | $1,500 | 6.3% | +5.3% | $42,691 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 74401 Compare?
| Metric | 74401 | Muskogee | Muskogee, OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $124,511 | $142,176 | N/A | $214,563 |
| 5-Year CAGR | 4.3% | 5.2% | N/A | 6.9% |
| Avg Rent | $925 | $911 | N/A | - |
| Cap Rate | 5.8% | 5.1% | - | - |
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 74401 (Muskogee, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $124,511 |
| Monthly Rent | $925 |
| Price-to-Rent | 11.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.9% |
| Cap Rate | 5.8% |
| 5-Year IRR | 10.1% |
📈 Home Appreciation
| 1-Year | +7.8% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 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 (5.8%). 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 74401
Population: 16,015
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 74401
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 901 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Muskogee in OK worth investing in?
Muskogee, OK scores 3.0/5 for investability. Home values sit at $125K and rents near $925/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the renter demographic in Muskogee, OK?
Tenant demand in Muskogee, OK is solid. The local workforce $925/mo rents across most rental classes.
What type of investing works in Muskogee, OK?
In Muskogee, OK the sturdy play is typically careful cash-flow rentals with hands-on management. The combination of $125K prices and $925/mo rents suits that approach.
How much should I expect to pay for a home in Muskogee, OK?
Muskogee, OK median home values land near $125K. That is reasonable territory for investors looking at $925/mo-per-month rentals.
What is the typical rental rate in Muskogee, OK?
Rent in Muskogee, OK is around $925/mo. The resulting rent-to-value relationship with $125K pricing is reasonable for most investor models.
You know 74401 now. You don’t know where it ranks.
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How 74401 ranks in Muskogee, OK
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