Real Estate Investing in Sallisaw, Oklahoma (74955)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74955 (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: 13.6% of homes vacant — above national norms.
- Elevated poverty: 21.4% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Sallisaw, OK (74955)?
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Market Analysis: 74955 Sallisaw
Not every below-median market is a bargain. Sallisaw's 74955 ZIP shows signals that favor experienced operators who can absorb the risk $185K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 74955 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader OK picture, 74955 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Demographically, 74955 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategy in 74955 is an operator game, not a passive one. On balance, entry prices of $185K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Sallisaw:
Property Strategy for 74955
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $107,746 | $970 | 6.5% | +8.1% | $53,873 |
| 3BR | $183,198 | $1,310 | 5.1% | +8.5% | $61,066 |
| 4BR | $298,976 | $1,590 | 3.8% | +7.8% | $74,744 |
Market Trends
Home Value History (with trend line)
📊 How Does 74955 Compare?
| Metric | 74955 | Sallisaw | Fort Smith, AR-OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $185,312 | $185,831 | N/A | $214,563 |
| 5-Year CAGR | 6.3% | 7.1% | N/A | 6.9% |
| Avg Rent | $873 | $860 | N/A | - |
| Cap Rate | 3.7% | 3.6% | - | - |
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 74955 (Sallisaw, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $185,312 |
| Monthly Rent | $873 |
| Price-to-Rent | 17.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | +5.6% ▲ |
| 3-Year CAGR | +3.7% ▲ |
| 5-Year CAGR | +6.3% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 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 (3.7%). 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 74955
Population: 14,299
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 74955
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
Does house hacking work in Sallisaw, OK?
House hacking in Sallisaw, OK is reasonable to execute. Prices around $185K and rents of $873/mo solid owner-occupant economics.
How do landlord-tenant laws work in Sallisaw, OK?
OK ranks as a landlord-friendly state for landlord-tenant law. Sallisaw generally follows the statewide framework, so landlords face reasonable operating rules.
How qualified is the tenant pool in Sallisaw, OK?
The tenant pool in Sallisaw, OK is solid, supported by local employment and population fundamentals. Rents of $873/mo are well-absorbed by the market.
How tight is the rental market in Sallisaw, OK?
Vacancy risk in Sallisaw, OK is elevated. That supports consistent cash flow for typical rental holds.
Are rents high in Sallisaw, OK?
Sallisaw, OK rentals go for roughly $873/mo a month. That puts gross yield in solid territory relative to $185K acquisition costs.
You know 74955 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 74955 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.
How 74955 ranks in Fort Smith, AR-OK
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