Real Estate Investing in Shawnee, Oklahoma (74804)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74804 (Shawnee, 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: 9.9% vacancy may signal weakening demand.
What’s happening in Shawnee, OK (74804)?
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Market Analysis: 74804 Shawnee
The 74804 ZIP in Shawnee, OK is a local-operator market. Outside capital chasing a $228K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 74804 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within OK, ZIP 74804 trails on several market indicators that neighboring Pottawatomie County submarkets outperform. The gap is real and significant enough to shape underwriting.
The demographic picture in 74804 includes headwinds that any investor should price in. Income distribution skews lower than Shawnee averages, and tenant stability requires active management.
Strategy in 74804 is an operator game, not a passive one. On the rental side, entry prices of $228K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Shawnee:
Property Strategy for 74804
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $114,754 | $1,000 | 6.3% | +9.0% | $57,377 |
| 3BR | $216,184 | $1,340 | 4.5% | +7.8% | $72,061 |
| 4BR | $290,519 | $1,570 | 3.9% | +6.3% | $72,630 |
| 5BR | $322,133 | — | — | — | $64,427 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 74804 Compare?
| Metric | 74804 | Shawnee | Shawnee, OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $227,710 | $182,002 | N/A | $214,563 |
| 5-Year CAGR | 5.7% | 5.6% | N/A | 6.9% |
| Avg Rent | $1,274 | $1,196 | N/A | - |
| Cap Rate | 4.4% | 5.4% | - | - |
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 74804 (Shawnee, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $227,710 |
| Monthly Rent | $1,274 |
| Price-to-Rent | 14.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.4% |
| 5-Year IRR | 10.1% |
📈 Home Appreciation
| 1-Year | +4.0% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 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 (4.4%). 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 74804
Population: 22,405
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 74804
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 634 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the investability score for Shawnee, OK?
Shawnee, OK rates 3.0/5 for investability. With median values at $228K and rents near $1,274/mo, the market offers reasonable fundamentals for rental investors.
Is Shawnee, OK good for house hacking?
House hacking works a challenging in Shawnee, OK. Rents of $1,274/mo against $228K acquisition make the strategy solid for owner-occupants.
What investment strategy works best in Shawnee, OK?
The best-fit strategy in Shawnee, OK is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Should investors worry about vacancy in Shawnee, OK?
Expect elevated vacancy in Shawnee, OK. Rents at $1,274/mo are absorbed by the tenant base without meaningful lag.
What price range are homes in Shawnee, OK?
Typical homes in Shawnee, OK go for around $228K. The 5-year CAGR of 0.0% steady price movement.
You know 74804 now. You don’t know where it ranks.
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How 74804 ranks in Shawnee, OK
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