Real Estate Investing in Vian, Oklahoma (74962)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74962 (Vian, 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: 26.2% 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 Vian, OK (74962)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 74962 Vian
From a cash-flow lens, ZIP 74962 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $208K median. It rewards specialists, not generalists.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 74962 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within OK, ZIP 74962 trails on several market indicators that neighboring Sequoyah County submarkets outperform. The gap is real and solid enough to shape underwriting.
Demographically, 74962 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.
Experienced landlords with local relationships tend to find 74962 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Vian:
Property Strategy for 74962
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $152,596 | $940 | 4.4% | +10.8% | $76,298 |
| 3BR | $203,202 | $1,260 | 4.5% | +9.4% | $67,734 |
| 4BR | $320,622 | $1,530 | 3.4% | +9.2% | $80,155 |
Market Trends
Home Value History (with trend line)
📊 How Does 74962 Compare?
| Metric | 74962 | Vian | Fort Smith, AR-OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $207,724 | $207,724 | N/A | $214,563 |
| 5-Year CAGR | 6.9% | 6.9% | N/A | 6.9% |
| Avg Rent | $846 | $846 | N/A | - |
| 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 74962 (Vian, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $207,724 |
| 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 | 10.1% |
📈 Home Appreciation
| 1-Year | +6.6% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +6.9% ▲ |
| 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 (3.2%). 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 74962
Population: 4,323
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 74962
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 do home values compare in Vian, OK?
Homes in Vian, OK typically sell near $208K. Prices have moved at a 0.0% 5-year CAGR, which predictable long-term demand.
What is it like being a landlord in Vian, OK?
OK law landlord-friendly for landlords, and Vian inherits those rules. Investors should still review local ordinances for rental licensing.
What monthly rent should investors expect in Vian, OK?
Average rent in Vian, OK is approximately $846/mo per month. Against $208K home values that yields a reasonable rent-to-price ratio.
How viable is house hacking in Vian, OK?
The house hack math a challenging in Vian, OK. Owner-occupant buyers benefit from the $846/mo rents and $208K home values.
What kind of tenants rent in Vian, OK?
Vian, OK offers a consistent renter base at the $846/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 74962 now. You don’t know where it ranks.
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How 74962 ranks in Fort Smith, AR-OK
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