Real Estate Investing in Garvin, Oklahoma (74736)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74736 (Garvin, OK)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 16.2% of homes vacant — above national norms.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Garvin, OK (74736)?
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Market Analysis: 74736 Garvin
This part of McCurtain is not an easy win. The 74736 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $846/mo on a $173K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 74736 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Garvin have seen price recovery that 74736 has not matched. McCurtain data supports the view that the spread is structural rather than temporary.
Who lives in 74736 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 74736 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Garvin:
Market Trends
Home Value History (with trend line)
📊 How Does 74736 Compare?
| Metric | 74736 | Garvin | Oklahoma |
|---|---|---|---|
| Home Value | $172,649 | $172,649 | $214,563 |
| 5-Year CAGR | 2.6% | 2.6% | 6.9% |
| Avg Rent | $846 | $846 | - |
| Cap Rate | 3.8% | 3.8% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 74736 (Garvin, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $172,649 |
| Monthly Rent | $846 |
| Price-to-Rent | 17.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | +13.4% ▲ |
| 3-Year CAGR | -0.6% ▼ |
| 5-Year CAGR | +2.6% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 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 (3.8%). 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 74736
Population: 898
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 74736
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.
Frequently Asked Questions
What is the typical home price in Garvin, OK?
Homes in Garvin, OK typically sell near $173K. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
What type of investing works in Garvin, OK?
A careful cash-flow rentals with hands-on management strategy Garvin, OK best. The market produces steady results for that approach at the $173K price point.
How do landlord-tenant laws work in Garvin, OK?
OK ranks as a landlord-friendly state for landlord-tenant law. Garvin generally follows the statewide framework, so landlords face reasonable operating rules.
Do rentals sit vacant long in Garvin, OK?
Rental vacancy in Garvin, OK is elevated. Investors should budget normal turnover but not chronic empty units.
Is Garvin, OK good for house hacking?
The house hack math a challenging in Garvin, OK. Owner-occupant buyers benefit from the $846/mo rents and $173K home values.
You know 74736 now. You don’t know where it ranks.
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