Real Estate Investing in Proctor, Oklahoma (74457)
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Should you buy in 74457 (Proctor, 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: 22.9% of homes vacant — above national norms.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Proctor, OK (74457)?
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Market Analysis: 74457 Proctor
This part of Adair County is not an easy win. The 74457 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 74457 stands at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 74457 sits on the difficult end of the OK spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
Who lives in 74457 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
New investors are better served looking at Proctor's stable or hybrid ZIPs before stepping into 74457. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Proctor:
Market Trends
Home Value History (with trend line)
📊 How Does 74457 Compare?
| Metric | 74457 | Proctor | Tahlequah, OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $202,482 | $202,482 | N/A | $214,563 |
| 5-Year CAGR | 6.1% | 6.1% | N/A | 6.9% |
| Avg Rent | $891 | $891 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 74457 (Proctor, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $202,482 |
| Monthly Rent | $891 |
| Price-to-Rent | 18.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.4% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +5.6% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 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 (3.4%). 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 74457
Population: 241
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
🎓 Nearby Colleges & Universities
Investor Insight: With 814 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much does a house cost in Proctor, OK?
Homes in Proctor, OK typically sell near $202K. Prices have moved at a 0.0% 5-year CAGR, which predictable long-term demand.
Are tenants stable in Proctor, OK?
Working renters make up the core of the Proctor, OK tenant base. The pool is reasonable for investors targeting long-term holds.
How do landlord-tenant laws work in Proctor, OK?
OK law landlord-friendly for landlords, and Proctor inherits those rules. Investors should still review local ordinances for rental licensing.
What is the typical vacancy rate in Proctor, OK?
Occupancy in Proctor, OK runs steady with elevated vacancy. Well-priced units at $891/mo lease on reasonable timelines.
Is Proctor, OK a good market for FHA house hackers?
Proctor, OK offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $891/mo rent level.
You know 74457 now. You don’t know where it ranks.
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How 74457 ranks in Tahlequah, OK
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