Real Estate Investing in Roff, Oklahoma (74865)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74865 (Roff, 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: 14.1% 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 Roff, OK (74865)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 74865 Roff
This part of Pontotoc is not an easy win. The 74865 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 74865 is sturdy only for operators who understand what they are buying. A $208K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 74865 among OK's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 74865 ZIP's population of 2,019 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
New investors are better served looking at Roff's stable or hybrid ZIPs before stepping into 74865. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Roff:
Market Trends
Home Value History (with trend line)
📊 How Does 74865 Compare?
| Metric | 74865 | Roff | Oklahoma |
|---|---|---|---|
| Home Value | $208,388 | $208,388 | $214,563 |
| 5-Year CAGR | 5.3% | 5.3% | 6.9% |
| Avg Rent | $846 | $846 | - |
| Cap Rate | 3.2% | 3.2% | - |
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 74865 (Roff, OK). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 74865 (Roff, OK)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $208,388 |
| Monthly Rent | $846 |
| Price-to-Rent | 20.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | +7.6% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 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 (3.2%). 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 74865
Population: 2,019
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 74865
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
What is the median home value in Roff, OK?
Typical homes in Roff, OK go for around $208K. The 5-year CAGR of 0.0% steady price movement.
Is the tenant base reliable in Roff, OK?
The renter base in Roff, OK is reasonable for the $846/mo price point. Screening well and pricing to market typically yields consistent tenants.
How does Roff, OK rate as a rental market?
Roff, OK rates 3.0/5 for investability. With median values at $208K and rents near $846/mo, the market offers reasonable fundamentals for rental investors.
Which real estate strategy fits Roff, OK?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Roff, OK. The numbers - $208K homes against $846/mo rents - support that play.
Are landlord laws favorable in Roff, OK?
Roff, OK operates under OK law, which is landlord-friendly overall for landlords. Expect consistent treatment in typical lease and eviction cases.
You know 74865 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 74865 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.
AI Market Advisor
Ask questions about investing in 74865 (Roff)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 74865 (Roff, OK).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.