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Market MapOklahomaCleveland

Cleveland County

OklahomaPopulation: 295,060
67
/100
Buy
#222 of 1,000 counties
#25 in Oklahoma (77 counties)

Market Snapshot

$249,080
Median Home Price
9% below national median
$1,386/mo
Median Rent
7% below national median
6.68%
Rent-to-Price Ratio
Top 30% nationally
-$405
Est. Monthly Cash Flow
With 20% down at 6.9% rate

Price History

Trend based on YoY growth rate. Source: Zillow ZHVI/ZORI

Quick Investment Calculator

20%
5%50%100%

Purchase

Purchase Price$249,080
Down Payment (20%)$49,816
Loan Amount$199,264
Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,386
Monthly P&I-$1,306
Est. Expenses (35%)-$485
Net Cash Flow-$405/mo
4.3%
Cap Rate (all cash)
-8.5%
Cash-on-Cash Return
6.68%
Rent-to-Price Ratio
Negative leverage: At 6.85% rates, borrowing costs exceed the 4.3% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full AnalysisTry House Hack Strategy

Score Breakdown

Overall Investment Score
67/100
67
Cash Flow(30%)
67/100

Based on 6.68% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)
74/100

Based on 2.4% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)
50/100

Population data not available.

Affordability(20%)
78/100

Price-to-income ratio of 3.5x. Lower ratios indicate more affordable markets.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

  • +Above-average rent-to-price ratio (6.68%)
  • +Affordable relative to local incomes
  • +Complete rent data available

Challenges

  • -Negative cash flow at typical financing (-$405/mo)
  • -Negative leverage (cap rate 4.3% < mortgage rate 6.9%)

Economic Indicators

Population
295,060
Median Income
$71,757
vs $62,400 national est.
Unemployment Rate
—
Data pending
Price-to-Income
3.5x
Moderately affordable

Compare to Nearby Counties

CountyVerdict
CurrentClevelandOK
67$249,080$1,3866.68%Buy
BryanOK
67$226,975$1,6298.61%BuyView
TulsaOK
66$244,543$1,3796.77%BuyView
CanadianOK
66$267,590$1,5376.89%BuyView
PayneOK
66$232,536$1,4317.38%BuyView
CreekOK
66$212,526Est. pending—BuyView

The Bottom Line

BuyCleveland offers solid investment potential with good cash flow or appreciation prospects.

Cleveland County in Oklahoma scores 67/100, ranking #222 of 1,000 US counties (top 22%). The 6.68% rent-to-price ratio indicates moderate cash flow potential. Current market conditions make traditional buy-and-hold investing challenging. Consider house hacking, value-add strategies, or all-cash purchases.

Monthly Cash Flow
$-405/mo
Cap Rate
4.3%
Cash-on-Cash
-8.5%

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