Real Estate Investing in Wagoner, Oklahoma (74467)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74467 (Wagoner, 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: 17.1% 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 Wagoner, OK (74467)?
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Market Analysis: 74467 Wagoner
The 74467 ZIP covers a section of Wagoner that demands careful diligence. Prices near $192K look accessible, but the work to make a deal cash flow is real.
The investment case in 74467 is impressive only for operators who understand what they are buying. A $192K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In the broader OK picture, 74467 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 74467 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 74467 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Wagoner:
Property Strategy for 74467
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $132,771 | $1,020 | 5.5% | +8.0% | $66,385 |
| 3BR | $204,748 | $1,340 | 4.7% | +8.2% | $68,249 |
| 4BR | $267,108 | $1,560 | 4.2% | +7.6% | $66,777 |
Market Trends
Home Value History (with trend line)
📊 How Does 74467 Compare?
| Metric | 74467 | Wagoner | Tulsa, OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $191,941 | $95,971 | N/A | $214,563 |
| 5-Year CAGR | 5.6% | 5.6% | N/A | 6.9% |
| Avg Rent | $918 | $918 | N/A | - |
| Cap Rate | 3.7% | 3.7% | - | - |
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 74467 (Wagoner, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $191,941 |
| Monthly Rent | $918 |
| Price-to-Rent | 17.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +8.5% ▲ |
| 3-Year CAGR | +5.7% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 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 (3.7%). 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 74467
Population: 14,166
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 74467
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 do rentals go for in Wagoner, OK?
Rent in Wagoner, OK is around $918/mo. The resulting rent-to-value relationship with $192K pricing is reasonable for most investor models.
Is Wagoner, OK landlord-friendly?
Wagoner, OK operates under OK law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
Is Wagoner in OK worth investing in?
The 3.0/5 investability rating in Wagoner, OK reflects its $192K prices and $918/mo rents. Investors generally consider it a solid option within OK.
What kind of tenants rent in Wagoner, OK?
The tenant pool in Wagoner, OK is solid, supported by local employment and population fundamentals. Rents of $918/mo are well-absorbed by the market.
How tight is the rental market in Wagoner, OK?
Occupancy in Wagoner, OK runs even-keeled with elevated vacancy. Well-priced units at $918/mo lease on reasonable timelines.
You know 74467 now. You don’t know where it ranks.
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How 74467 ranks in Tulsa, OK
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