Real Estate Investing in Webbers Falls, Oklahoma (74470)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74470 (Webbers Falls, OK)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.4% 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 Webbers Falls, OK (74470)?
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Market Analysis: 74470 Webbers Falls
This part of Muskogee County is not an easy win. The 74470 ZIP reflects softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $846/mo on a $189K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 74470 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Webbers Falls have seen price recovery that 74470 has not matched. Muskogee County data supports the view that the spread is structural rather than temporary.
The 74470 ZIP's population of 1,362 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
New investors are better served looking at Webbers Falls's stable or hybrid ZIPs before stepping into 74470. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Webbers Falls:
Market Trends
Home Value History (with trend line)
📊 How Does 74470 Compare?
| Metric | 74470 | Webbers Falls | Muskogee, OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $189,262 | $189,262 | N/A | $214,563 |
| 5-Year CAGR | 7.6% | 7.6% | N/A | 6.9% |
| Avg Rent | $846 | $846 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
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 74470 (Webbers Falls, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $189,262 |
| Monthly Rent | $846 |
| Price-to-Rent | 18.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 11.0% |
📈 Home Appreciation
| 1-Year | +8.7% ▲ |
| 3-Year CAGR | +6.2% ▲ |
| 5-Year CAGR | +7.6% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 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 (3.5%). 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 74470
Population: 1,362
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 74470
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
How qualified is the tenant pool in Webbers Falls, OK?
Expect a solid tenant pool in Webbers Falls, OK. The rental market absorbs $846/mo rents without meaningful friction.
Is real estate in Webbers Falls, OK a good investment right now?
Webbers Falls, OK rates 3.0/5 for investability. With median values at $189K and rents near $846/mo, the market offers reasonable fundamentals for rental investors.
How do home values compare in Webbers Falls, OK?
In Webbers Falls, OK the median home value sits at $189K. Against the broader OK market, that reads as reasonable for most investors.
Can owner-occupants cash flow in Webbers Falls, OK?
Webbers Falls, OK is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $189K price point reasonable to enter.
Are there empty rentals in Webbers Falls, OK?
Webbers Falls, OK sees elevated vacancy, which is reasonable relative to the broader OK rental market.
You know 74470 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 74470 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 74470 ranks in Muskogee, OK
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