Real Estate Investing in Ponca City, Oklahoma (74604)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74604 (Ponca City, 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: 13.1% 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 Ponca City, OK (74604)?
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Market Analysis: 74604 Ponca City
The 74604 ZIP covers a section of Ponca City that demands careful diligence. Prices near $224K look accessible, but the work to make a deal cash flow is real.
The investment case in 74604 is significant only for operators who understand what they are buying. A $224K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 74604 and stronger Ponca City ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Meanwhile, 12,369 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 74604 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 Ponca City:
Property Strategy for 74604
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $137,195 | $940 | 4.9% | +4.1% | $68,597 |
| 3BR | $200,561 | $1,250 | 4.5% | +6.3% | $66,854 |
| 4BR | $296,708 | $1,410 | 3.4% | +5.9% | $74,177 |
| 5BR | $425,260 | — | — | +6.0% | $85,052 |
Market Trends
Home Value History (with trend line)
📊 How Does 74604 Compare?
| Metric | 74604 | Ponca City | Ponca City, OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $223,568 | $158,009 | N/A | $214,563 |
| 5-Year CAGR | 4.7% | 4.5% | N/A | 6.9% |
| Avg Rent | $846 | $808 | N/A | - |
| Cap Rate | 3.0% | 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 74604 (Ponca City, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $223,568 |
| Monthly Rent | $846 |
| Price-to-Rent | 22.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 3.0% |
| 5-Year IRR | 7.6% |
📈 Home Appreciation
| 1-Year | +6.0% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +4.8% ▲ |
🏠 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 (3.0%). 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 74604
Population: 12,369
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 74604
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
Frequently Asked Questions
Does Ponca City, OK make sense for an investment property?
Our data puts Ponca City, OK at 3.0/5 for investability. Home prices of $224K and rents around $846/mo create a solid backdrop for investor activity.
What is the typical home price in Ponca City, OK?
Ponca City, OK home values average about $224K. That price point suits investors targeting rentals with $846/mo in monthly income.
How should investors approach Ponca City, OK?
The best-fit strategy in Ponca City, OK is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What are vacancy rates like in Ponca City, OK?
Expect elevated vacancy in Ponca City, OK. Rents at $846/mo are absorbed by the tenant base without meaningful lag.
How deep is the rental pool in Ponca City, OK?
Ponca City, OK offers a steady renter base at the $846/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 74604 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 74604 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 74604 ranks in Ponca City, OK
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Community Ratings
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