Real Estate Investing in Blackwell, Oklahoma (74631)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74631 (Blackwell, 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: 27.5% 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 Blackwell, OK (74631)?
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Market Analysis: 74631 Blackwell
ZIP 74631 offers what many appreciation markets cannot: an affordable basis at $65K and rent support of $882/mo for rehab-driven equity creation in Kay County.
The a credible choice for angle here is forced equity, not market equity. ZIP 74631 rewards investors who can execute on scope, timeline, and tenant turnover.
Across Blackwell, pockets like 74631 represent the last affordable rungs of a rising ladder. The state-level data shows those rungs thinning.
Residents in 74631 skew younger than the county average, and that matters for rehab positioning. Younger renters respond to finishes, appliances, and in-unit laundry in ways that move rent.
The strategy in 74631 is forced equity, not market equity. Put differently, entry prices are accommodating at $65K, the returns sit in the renovation budget, not the holding period.
Here's what matters if you're considering buying a home in Blackwell:
Property Strategy for 74631
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $40,730 | $980 | 17.3% | +5.9% | $20,365 |
| 3BR | $94,173 | $1,310 | 10.0% | +6.9% | $31,391 |
| 4BR | $140,816 | $1,310 | 6.7% | +5.9% | $35,204 |
Market Trends
Home Value History (with trend line)
📊 How Does 74631 Compare?
| Metric | 74631 | Blackwell | Ponca City, OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $64,780 | $64,780 | N/A | $214,563 |
| 5-Year CAGR | 4.1% | 4.1% | N/A | 6.9% |
| Avg Rent | $882 | $882 | N/A | - |
| Cap Rate | 10.6% | 10.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 74631 (Blackwell, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $64,780 |
| Monthly Rent | $882 |
| Price-to-Rent | 6.1:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 16.3% |
| Cap Rate | 10.6% |
| 5-Year IRR | 14.7% |
📈 Home Appreciation
| 1-Year | +7.8% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (10.6%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 74631
Population: 6,795
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 74631
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
Is Blackwell, OK a smart market for rental property?
Investors tracking Blackwell, OK will find a 5.0/5 rating supported by $65K median home values and $882/mo rents. That profile suits long-term holders targeting even-keeled returns.
How should investors approach Blackwell, OK?
The best-fit strategy in Blackwell, OK is value-add and BRRRR deals. That approach the rent and price profile of the market.
Does rental property in Blackwell, OK pass the 1% rule?
Hitting the 1% rule in Blackwell, OK is realistic given the 1.36% average rent-to-price. Most value-add properties push well above that line.
Is Blackwell, OK suited for a house hack?
Blackwell, OK is a an attractive market for house hackers. FHA or conventional owner-occupant buyers find the $65K price point reasonable to enter.
What is the average monthly rent in Blackwell, OK?
Rental rates in Blackwell, OK average $882/mo. Tenant demand and $65K home values make the yield look reasonable by investor standards.
You know 74631 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 74631 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 74631 ranks in Ponca City, OK
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