Real Estate Investing in Henryetta, Oklahoma (74437)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74437 (Henryetta, OK)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 16.7% 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 Henryetta, OK (74437)?
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Market Analysis: 74437 Henryetta
This part of Okmulgee County is not an easy win. The 74437 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 74437 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Henryetta have seen price recovery that 74437 has not matched. Okmulgee County data supports the view that the spread is structural rather than temporary.
Resident income in 74437 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 74437 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Henryetta:
Property Strategy for 74437
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $55,054 | $940 | 12.3% | +2.0% | $27,527 |
| 3BR | $136,256 | $1,280 | 6.8% | +8.7% | $45,419 |
| 4BR | $187,364 | $1,290 | 5.0% | +7.5% | $46,841 |
Market Trends
Home Value History (with trend line)
📊 How Does 74437 Compare?
| Metric | 74437 | Henryetta | Tulsa, OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $104,739 | $109,656 | N/A | $214,563 |
| 5-Year CAGR | 4.0% | 5.6% | N/A | 6.9% |
| Avg Rent | $846 | $846 | N/A | - |
| Cap Rate | 6.3% | 6.0% | - | - |
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 74437 (Henryetta, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $104,739 |
| Monthly Rent | $846 |
| Price-to-Rent | 10.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.7% |
| Cap Rate | 6.3% |
| 5-Year IRR | 10.3% |
📈 Home Appreciation
| 1-Year | +2.5% ▲ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 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%) is close to the estimated cap rate (6.3%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 74437
Population: 9,058
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 74437
Schools in This ZIP Code
Nearby Schools (3 more)
Schools in adjacent ZIP codes that may serve this area
DEWAR ES
DEWAR MS
DEWAR HS
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
How much should I expect to pay for a home in Henryetta, OK?
The median home value in Henryetta, OK is roughly $105K. That puts it reasonable relative to the OK statewide average.
How quickly do rentals get leased in Henryetta, OK?
Occupancy in Henryetta, OK runs predictable with elevated vacancy. Well-priced units at $846/mo lease on reasonable timelines.
Does Henryetta, OK favor landlords or tenants?
OK ranks as a landlord-friendly state for landlord-tenant law. Henryetta generally follows the statewide framework, so landlords face reasonable operating rules.
Does house hacking work in Henryetta, OK?
The house hack math a challenging in Henryetta, OK. Owner-occupant buyers benefit from the $846/mo rents and $105K home values.
Is the tenant base reliable in Henryetta, OK?
Working renters make up the core of the Henryetta, OK tenant base. The pool is reasonable for investors targeting long-term holds.
You know 74437 now. You don’t know where it ranks.
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How 74437 ranks in Tulsa, OK
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