Real Estate Investing in Porter, Oklahoma (74454)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74454 (Porter, OK)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 12.1% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 31.7 — 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 Porter, OK (74454)?
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Market Analysis: 74454 Porter
In practical terms, ZIP 74454 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $322K median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 74454 registers the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Porter have seen price recovery that 74454 has not matched. Wagoner County data supports the view that the spread is structural rather than temporary.
The demographic picture in 74454 includes headwinds that any investor should price in. Income distribution skews lower than Porter averages, and tenant stability requires active management.
Strategy in 74454 is an operator game, not a passive one. From a cash-flow lens, entry prices of $322K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Porter:
Market Trends
Home Value History (with trend line)
📊 How Does 74454 Compare?
| Metric | 74454 | Porter | Tulsa, OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $322,104 | $322,104 | N/A | $214,563 |
| 5-Year CAGR | 4.7% | 4.7% | N/A | 6.9% |
| Avg Rent | $846 | $846 | N/A | - |
| Cap Rate | 2.1% | 2.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 74454 (Porter, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $322,104 |
| Monthly Rent | $846 |
| Price-to-Rent | 31.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +5.5% ▲ |
| 3-Year CAGR | +6.1% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 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 (2.1%). 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 74454
Population: 3,013
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 74454
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 vacancy a concern in Porter, OK?
Occupancy in Porter, OK runs predictable with elevated vacancy. Well-priced units at $846/mo lease on reasonable timelines.
What do landlords charge for rent in Porter, OK?
Investors in Porter, OK typically see rents near $846/mo per month against $322K home values - a solid setup for rental cash flow.
Is it easy to find good tenants in Porter, OK?
Porter, OK offers a consistent renter base at the $846/mo rent level. Tenant turnover is reasonable for well-managed properties.
How do experienced investors play Porter, OK?
For Porter, OK, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What is the investability score for Porter, OK?
The 3.0/5 investability rating in Porter, OK reflects its $322K prices and $846/mo rents. Investors generally consider it a solid option within OK.
You know 74454 now. You don’t know where it ranks.
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How 74454 ranks in Tulsa, OK
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