Real Estate Investing in Warner, Oklahoma (74469)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74469 (Warner, 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: 11.5% 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 Warner, OK (74469)?
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Market Analysis: 74469 Warner
Investors eyeing 74469 need to respect the fundamentals at play. Home values of $171K come alongside slower price movement and elevated management overhead.
Turning to rents, the numbers look inviting — $171K purchase price, 0.0% nominal cap — the work to hit that pro forma in 74469 is substantial and deserves full respect.
Within OK, ZIP 74469 trails on several market indicators that neighboring Muskogee County submarkets outperform. The gap is real and healthy enough to shape underwriting.
Demographically, 74469 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.
New investors are better served looking at Warner's stable or hybrid ZIPs before stepping into 74469. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Warner:
Market Trends
Home Value History (with trend line)
📊 How Does 74469 Compare?
| Metric | 74469 | Warner | Muskogee, OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $171,412 | $171,412 | N/A | $214,563 |
| 5-Year CAGR | 5.3% | 5.3% | N/A | 6.9% |
| Avg Rent | $846 | $846 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
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 74469 (Warner, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $171,412 |
| Monthly Rent | $846 |
| Price-to-Rent | 16.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.9% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +2.1% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (3.9%). 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 74469
Population: 2,138
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 74469
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 690 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What monthly rent should investors expect in Warner, OK?
Average rent in Warner, OK is approximately $846/mo per month. Against $171K home values that yields a reasonable rent-to-price ratio.
Does Warner, OK favor landlords or tenants?
Rental owners in Warner, OK deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Are there empty rentals in Warner, OK?
Warner, OK sees elevated vacancy, which is reasonable relative to the broader OK rental market.
Are renters plentiful in Warner, OK?
Working renters make up the core of the Warner, OK tenant base. The pool is reasonable for investors targeting long-term holds.
What is the best play in Warner, OK?
Warner, OK investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($171K prices, $846/mo rents) make it a reasonable choice.
You know 74469 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 74469 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 74469 ranks in Muskogee, OK
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Community Ratings
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