Real Estate Investing in Fort Gibson, Oklahoma (74434)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74434 (Fort Gibson, 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.
- Elevated vacancy: 9.2% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Fort Gibson, OK (74434)?
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Market Analysis: 74434 Fort Gibson
Not every below-median market is a bargain. Fort Gibson's 74434 ZIP shows signals that favor experienced operators who can absorb the risk $234K pricing implies.
The 74434 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 74434 and stronger Fort Gibson ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Demographically, 74434 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.
Strategy in 74434 is an operator game, not a passive one. Turning to rents, entry prices of $234K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Fort Gibson:
Property Strategy for 74434
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $122,324 | $940 | 5.5% | +8.0% | $61,162 |
| 3BR | $223,153 | $1,220 | 3.9% | +8.0% | $74,384 |
| 4BR | $344,706 | $1,410 | 2.9% | +7.1% | $86,177 |
Market Trends
Home Value History (with trend line)
📊 How Does 74434 Compare?
| Metric | 74434 | Fort Gibson | Muskogee, OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $234,242 | $234,242 | N/A | $214,563 |
| 5-Year CAGR | 5.7% | 5.7% | N/A | 6.9% |
| Avg Rent | $846 | $846 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
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 74434 (Fort Gibson, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $234,242 |
| Monthly Rent | $846 |
| Price-to-Rent | 23.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | +4.4% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 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 (2.8%). 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 74434
Population: 9,691
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 74434
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
What is the typical rental rate in Fort Gibson, OK?
Investors in Fort Gibson, OK typically see rents near $846/mo per month against $234K home values - a solid setup for rental cash flow.
What price range are homes in Fort Gibson, OK?
The median home value in Fort Gibson, OK is roughly $234K. That puts it reasonable relative to the OK statewide average.
Which investment style suits Fort Gibson, OK?
Investors usually favor careful cash-flow rentals with hands-on management in Fort Gibson, OK. With home values at $234K and rents near $846/mo, other strategies can work but produce measured rather than outsized returns.
What is the typical renter like in Fort Gibson, OK?
Fort Gibson, OK offers a steady renter base at the $846/mo rent level. Tenant turnover is reasonable for well-managed properties.
What are vacancy rates like in Fort Gibson, OK?
Vacancy in Fort Gibson, OK is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $846/mo.
You know 74434 now. You don’t know where it ranks.
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How 74434 ranks in Muskogee, OK
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