Real Estate Investing in Westville, Oklahoma (74965)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74965 (Westville, 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: 13.2% 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 Westville, OK (74965)?
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Market Analysis: 74965 Westville
ZIP 74965 inside Adair County looks affordable on the surface — median value of $198K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 74965 is impressive only for operators who understand what they are buying. A $198K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in Westville have seen price recovery that 74965 has not matched. Adair County data supports the view that the spread is structural rather than temporary.
Stepping back, 4,964 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategy in 74965 is an operator game, not a passive one. Put differently, entry prices of $198K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Westville:
Property Strategy for 74965
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $185,701 | $1,160 | 4.5% | +11.7% | $61,900 |
| 4BR | $296,938 | $1,250 | 3.0% | +10.7% | $74,235 |
Market Trends
Home Value History (with trend line)
📊 How Does 74965 Compare?
| Metric | 74965 | Westville | Oklahoma |
|---|---|---|---|
| Home Value | $198,226 | $198,226 | $214,563 |
| 5-Year CAGR | 8.1% | 8.1% | 6.9% |
| Avg Rent | $846 | $846 | - |
| Cap Rate | 3.3% | 3.3% | - |
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 74965 (Westville, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $198,226 |
| Monthly Rent | $846 |
| Price-to-Rent | 19.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 11.5% |
📈 Home Appreciation
| 1-Year | +6.8% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +8.1% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 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 (3.3%). 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 74965
Population: 4,964
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 74965
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 does a house cost in Westville, OK?
Median home price in Westville, OK is near $198K, with a 5-year CAGR of 0.0%. Prices have been consistent and supportive of buy-and-hold strategies.
Is Westville, OK good for landlords?
Rental owners in Westville, OK deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Are renters plentiful in Westville, OK?
Expect a solid tenant pool in Westville, OK. The rental market absorbs $846/mo rents without meaningful friction.
Is vacancy a concern in Westville, OK?
Westville, OK vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is Westville, OK good for house hacking?
Westville, OK is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $198K price point reasonable to enter.
You know 74965 now. You don’t know where it ranks.
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