Real Estate Investing in Ponca City, Oklahoma (74601)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74601 (Ponca City, 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: 21.6% of homes vacant — above national norms.
What’s happening in Ponca City, OK (74601)?
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Market Analysis: 74601 Ponca City
The 74601 ZIP covers a section of Ponca City that demands careful diligence. Prices near $92K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 74601 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 74601 among OK's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 74601 includes headwinds that any investor should price in. Income distribution skews lower than Ponca City averages, and tenant stability requires active management.
New investors are better served looking at Ponca City's stable or hybrid ZIPs before stepping into 74601. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Ponca City:
Property Strategy for 74601
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $29,046 | $740 | 18.3% | -3.3% | $29,046 |
| 2BR | $56,909 | $960 | 12.1% | +4.8% | $28,454 |
| 3BR | $114,209 | $1,280 | 8.1% | +6.3% | $38,070 |
| 4BR | $164,230 | $1,380 | 6.1% | +5.7% | $41,057 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 74601 Compare?
| Metric | 74601 | Ponca City | Ponca City, OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $92,450 | $158,009 | N/A | $214,563 |
| 5-Year CAGR | 4.3% | 4.5% | N/A | 6.9% |
| Avg Rent | $770 | $808 | N/A | - |
| Cap Rate | 6.5% | 4.7% | - | - |
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 74601 (Ponca City, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $92,450 |
| Monthly Rent | $770 |
| Price-to-Rent | 10.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.0% |
| Cap Rate | 6.5% |
| 5-Year IRR | 10.8% |
📈 Home Appreciation
| 1-Year | +8.7% ▲ |
| 3-Year CAGR | +2.8% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +4.5% ▲ |
🏠 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 (6.5%). 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 74601
Population: 19,011
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 74601
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 969 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do home values compare in Ponca City, OK?
Median home price in Ponca City, OK is near $92K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
Where do rents currently stand in Ponca City, OK?
Rent in Ponca City, OK is around $770/mo. The resulting rent-to-value relationship with $92K pricing is reasonable for most investor models.
What is the tenant pool like in Ponca City, OK?
Working renters make up the core of the Ponca City, OK tenant base. The pool is reasonable for investors targeting long-term holds.
What does house hacking look like in Ponca City, OK?
House hacking in Ponca City, OK is reasonable to execute. Prices around $92K and rents of $770/mo solid owner-occupant economics.
Are landlord laws favorable in Ponca City, OK?
Ponca City, OK falls under OK landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
You know 74601 now. You don’t know where it ranks.
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How 74601 ranks in Ponca City, OK
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