Real Estate Investing in Shady Point, Oklahoma (74956)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74956 (Shady Point, 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: 14.6% 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 Shady Point, OK (74956)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 74956 Shady Point
The 74956 ZIP covers a section of Shady Point that demands careful diligence. Prices near $172K look accessible, but the work to make a deal cash flow is real.
From a cash-flow lens, the numbers look inviting — $172K purchase price, 0.0% nominal cap — the work to hit that pro forma in 74956 is substantial and deserves full respect.
ZIP 74956's metrics run below Le Flore County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The demographic picture in 74956 includes headwinds that any investor should price in. Income distribution skews lower than Shady Point averages, and tenant stability requires active management.
Strategically, 74956 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 Shady Point:
Property Strategy for 74956
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $101,581 | $940 | 6.7% | +8.1% | $50,791 |
| 3BR | $169,302 | $1,300 | 5.5% | +9.6% | $56,434 |
Market Trends
Home Value History (with trend line)
📊 How Does 74956 Compare?
| Metric | 74956 | Shady Point | Oklahoma |
|---|---|---|---|
| Home Value | $172,131 | $172,131 | $214,563 |
| 5-Year CAGR | 6.7% | 6.7% | 6.9% |
| Avg Rent | $846 | $846 | - |
| Cap Rate | 3.8% | 3.8% | - |
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 74956 (Shady Point, OK). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 74956 (Shady Point, OK)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $172,131 |
| Monthly Rent | $846 |
| Price-to-Rent | 17.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 10.5% |
📈 Home Appreciation
| 1-Year | +7.2% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 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 (3.8%). 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 74956
Population: 1,959
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 74956
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 725 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are rents high in Shady Point, OK?
Shady Point, OK rentals go for roughly $846/mo a month. That puts gross yield in solid territory relative to $172K acquisition costs.
Are eviction rules reasonable in Shady Point, OK?
Shady Point, OK falls under OK landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Is Shady Point, OK a good place for real estate investing?
Yes - Shady Point, OK a 3.0/5 investability score. With $172K home prices against $846/mo monthly rent, the market delivers a reasonable entry point for new investors.
How deep is the rental pool in Shady Point, OK?
Expect a solid tenant pool in Shady Point, OK. The rental market absorbs $846/mo rents without meaningful friction.
What is the typical vacancy rate in Shady Point, OK?
Shady Point, OK vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 74956 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 74956 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 74956 (Shady Point)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 74956 (Shady Point, OK).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.