Real Estate Investing in Byars, Oklahoma (74831)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74831 (Byars, 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: 24.1% 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 Byars, OK (74831)?
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Market Analysis: 74831 Byars
The 74831 ZIP covers a section of Byars that demands careful diligence. Prices near $212K look accessible, but the work to make a deal cash flow is real.
Rent of $891/mo on a $212K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 74831 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Byars have seen price recovery that 74831 has not matched. McClain data supports the view that the spread is structural rather than temporary.
The 74831 ZIP's population of 713 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
Strategically, 74831 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 Byars:
Market Trends
Home Value History (with trend line)
📊 How Does 74831 Compare?
| Metric | 74831 | Byars | Oklahoma |
|---|---|---|---|
| Home Value | $212,416 | $212,416 | $214,563 |
| 5-Year CAGR | 3.5% | 3.5% | 6.9% |
| Avg Rent | $891 | $891 | - |
| Cap Rate | 3.3% | 3.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 74831 (Byars, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $212,416 |
| Monthly Rent | $891 |
| Price-to-Rent | 19.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.3% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +0.6% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (3.3%). 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 74831
Population: 713
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
Frequently Asked Questions
Is the tenant base reliable in Byars, OK?
Tenant demand in Byars, OK is solid. The local workforce $891/mo rents across most rental classes.
Does Byars, OK make sense for an investment property?
With a 3.0/5 investability score, Byars, OK ranks as a solid market for rental property investors. Median prices of $212K and rents of $891/mo drive the underlying numbers.
Is vacancy a concern in Byars, OK?
Rental vacancy in Byars, OK is elevated. Investors should budget normal turnover but not chronic empty units.
What strategy should investors use in Byars, OK?
Investors usually favor careful cash-flow rentals with hands-on management in Byars, OK. With home values at $212K and rents near $891/mo, other strategies can work but produce stable rather than outsized returns.
What is the average home sale price in Byars, OK?
Typical homes in Byars, OK go for around $212K. The 5-year CAGR of 0.0% steady price movement.
You know 74831 now. You don’t know where it ranks.
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