Real Estate Investing in Sallisaw, Oklahoma (74936)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74936 (Sallisaw, 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: 14.4% 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 Sallisaw, OK (74936)?
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Market Analysis: 74936 Sallisaw
This part of Sequoyah County is not an easy win. The 74936 ZIP reflects softness in key indicators, and the playbook that works in cleaner markets often stalls here.
From a cash-flow lens, the numbers look inviting — $186K purchase price, 0.0% nominal cap — the work to hit that pro forma in 74936 is substantial and deserves full respect.
Regionally, 74936 sits on the difficult end of the OK spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
Who lives in 74936 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 74936 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 Sallisaw:
Market Trends
Home Value History (with trend line)
📊 How Does 74936 Compare?
| Metric | 74936 | Sallisaw | Fort Smith, AR-OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $186,351 | $185,831 | N/A | $214,563 |
| 5-Year CAGR | 7.8% | 7.1% | N/A | 6.9% |
| Avg Rent | $846 | $860 | N/A | - |
| Cap Rate | 3.5% | 3.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 74936 (Sallisaw, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $186,351 |
| Monthly Rent | $846 |
| Price-to-Rent | 18.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.5% |
| 5-Year IRR | 11.4% |
📈 Home Appreciation
| 1-Year | +7.6% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | +7.8% ▲ |
| 10-Year CAGR | +8.6% ▲ |
🏠 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 (3.5%). 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 74936
Population: 1,338
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 74936
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
How much is rent in Sallisaw, OK?
Sallisaw, OK rentals go for roughly $846/mo a month. That puts gross yield in solid territory relative to $186K acquisition costs.
How much should I expect to pay for a home in Sallisaw, OK?
Typical homes in Sallisaw, OK go for around $186K. The 5-year CAGR of 0.0% measured price movement.
How does Sallisaw, OK stack up for property investment?
Sallisaw, OK records an investability rating of 3.0/5, with median home values near $186K and average rents around $846/mo. That combination puts it in the significant tier for investor interest.
What are vacancy rates like in Sallisaw, OK?
Vacancy in Sallisaw, OK is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $846/mo.
Which real estate strategy fits Sallisaw, OK?
The best-fit strategy in Sallisaw, OK is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 74936 now. You don’t know where it ranks.
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How 74936 ranks in Fort Smith, AR-OK
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