Real Estate Investing in Beggs, Oklahoma (74421)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74421 (Beggs, 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: 12.4% 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 Beggs, OK (74421)?
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Market Analysis: 74421 Beggs
This part of Okmulgee is not an easy win. The 74421 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
On the rental side, the numbers look inviting — $254K purchase price, 0.0% nominal cap — the work to hit that pro forma in 74421 is substantial and deserves full respect.
Statewide comparisons place 74421 among OK's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 74421 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Beggs's stable or hybrid ZIPs before stepping into 74421. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Beggs:
Property Strategy for 74421
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $143,050 | $1,100 | 5.5% | +9.6% | $71,525 |
| 3BR | $246,113 | $1,510 | 4.4% | +9.5% | $82,038 |
| 4BR | $378,418 | $1,520 | 2.9% | +9.4% | $94,604 |
Market Trends
Home Value History (with trend line)
📊 How Does 74421 Compare?
| Metric | 74421 | Beggs | Oklahoma |
|---|---|---|---|
| Home Value | $253,651 | $253,651 | $214,563 |
| 5-Year CAGR | 6.4% | 6.4% | 6.9% |
| Avg Rent | $990 | $990 | - |
| Cap Rate | 3.0% | 3.0% | - |
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 74421 (Beggs, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $253,651 |
| Monthly Rent | $990 |
| Price-to-Rent | 21.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.0% |
| 5-Year IRR | 9.4% |
📈 Home Appreciation
| 1-Year | +4.0% ▲ |
| 3-Year CAGR | +4.9% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 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 (3.0%). 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 74421
Population: 4,393
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 74421
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 577 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do rents currently stand in Beggs, OK?
Investors in Beggs, OK typically see rents near $990/mo per month against $254K home values - a solid setup for rental cash flow.
What is the median home value in Beggs, OK?
Typical homes in Beggs, OK go for around $254K. The 5-year CAGR of 0.0% steady price movement.
Should investors consider Beggs, OK?
The 3.0/5 investability rating in Beggs, OK reflects its $254K prices and $990/mo rents. Investors generally consider it a solid option within OK.
Is vacancy a concern in Beggs, OK?
Expect elevated vacancy in Beggs, OK. Rents at $990/mo are absorbed by the tenant base without meaningful lag.
Which real estate strategy fits Beggs, OK?
The best-fit strategy in Beggs, OK is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 74421 now. You don’t know where it ranks.
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