Real Estate Investing in Watts, Oklahoma (74964)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74964 (Watts, OK)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 15.5% 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 Watts, OK (74964)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 74964 Watts
ZIP 74964 in Watts, OK carries a durable set of headwinds. Home values near $220K and rents of $1,044/mo sit inside a market where underwriting has to be tight.
The investment case in 74964 is solid only for operators who understand what they are buying. A $220K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 74964's metrics run below Adair 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 74964 includes headwinds that any investor should price in. Income distribution skews lower than Watts averages, and tenant stability requires active management.
Distressed ZIPs reward experience. durable returns are possible in 74964, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Watts:
Market Trends
Home Value History (with trend line)
📊 How Does 74964 Compare?
| Metric | 74964 | Watts | Oklahoma |
|---|---|---|---|
| Home Value | $219,974 | $219,974 | $214,563 |
| 5-Year CAGR | 9.4% | 9.4% | 6.9% |
| Avg Rent | $1,044 | $1,044 | - |
| Cap Rate | 3.7% | 3.7% | - |
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 74964 (Watts, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $219,974 |
| Monthly Rent | $1,044 |
| Price-to-Rent | 17.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 13.1% |
📈 Home Appreciation
| 1-Year | +8.4% ▲ |
| 3-Year CAGR | +7.1% ▲ |
| 5-Year CAGR | +9.4% ▲ |
| 10-Year CAGR | +8.5% ▲ |
🏠 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 (3.7%). 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 74964
Population: 2,110
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 74964
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
How much should I expect to pay for a home in Watts, OK?
Expect median prices around $220K in Watts, OK. The market has run at a 0.0% 5-year CAGR, so entry costs have been predictable.
What is the typical vacancy rate in Watts, OK?
Watts, OK vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Does a duplex house hack pencil in Watts, OK?
The a challenging house-hack environment in Watts, OK reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
How strong are rents in Watts, OK?
Investors in Watts, OK typically see rents near $1,044/mo per month against $220K home values - a solid setup for rental cash flow.
What is the typical renter like in Watts, OK?
Tenant quality in Watts, OK ranks as solid. Landlords generally report predictable occupancy at market rents of $1,044/mo.
You know 74964 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 74964 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.
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