Real Estate Investing in Cookson, Oklahoma (74427)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74427 (Cookson, 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: 48.8% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 25.5 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Cookson, OK (74427)?
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Market Analysis: 74427 Cookson
From an investor standpoint, ZIP 74427 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $259K median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 74427 stands at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 74427 sits on the difficult end of the OK spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 74427 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
tilts toward 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 Cookson:
Property Strategy for 74427
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $177,125 | $940 | 3.8% | +9.6% | $88,563 |
| 3BR | $277,061 | $1,200 | 3.1% | +7.6% | $92,354 |
Market Trends
Home Value History (with trend line)
📊 How Does 74427 Compare?
| Metric | 74427 | Cookson | Tahlequah, OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $258,631 | $258,631 | N/A | $214,563 |
| 5-Year CAGR | 6.1% | 6.1% | N/A | 6.9% |
| Avg Rent | $846 | $846 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
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 74427 (Cookson, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $258,631 |
| Monthly Rent | $846 |
| Price-to-Rent | 25.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.6% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +7.8% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 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 (2.6%). 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 74427
Population: 1,332
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
What is the median home value in Cookson, OK?
Expect median prices around $259K in Cookson, OK. The market has run at a 0.0% 5-year CAGR, so entry costs have been even-keeled.
What is the tenant pool like in Cookson, OK?
The tenant pool in Cookson, OK is solid, supported by local employment and population fundamentals. Rents of $846/mo are well-absorbed by the market.
How should investors approach Cookson, OK?
Most investors in Cookson, OK run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Does house hacking work in Cookson, OK?
House hacking in Cookson, OK is reasonable to execute. Prices around $259K and rents of $846/mo solid owner-occupant economics.
How landlord-friendly is Cookson, OK?
The landlord environment in Cookson, OK is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
You know 74427 now. You don’t know where it ranks.
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How 74427 ranks in Tahlequah, OK
Every ZIP in this metro, ranked. Free.
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