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Market MapOklahomaPayne

Payne County

OklahomaPopulation: 82,058
66
/100
Buy
#267 of 1,000 counties
#28 in Oklahoma (77 counties)

Market Snapshot

$232,536
Median Home Price
15% below national median
$1,431/mo
Median Rent
4% below national median
7.38%
Rent-to-Price Ratio
Top 16% nationally
-$289
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$232,536
Down Payment (20%)$46,507
Loan Amount$186,029
Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,431
Monthly P&I-$1,219
Est. Expenses (35%)-$501
Net Cash Flow-$289/mo
4.8%
Cap Rate (all cash)
-6.5%
Cash-on-Cash Return
7.38%
Rent-to-Price Ratio
Negative leverage: At 6.85% rates, borrowing costs exceed the 4.8% 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
66/100
66
Cash Flow(30%)
74/100

Based on 7.38% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)
82/100

Based on 3.8% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)
50/100

Population data not available.

Affordability(20%)
55/100

Price-to-income ratio of 5.0x. 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 (7.38%)
  • +Complete rent data available

Challenges

  • -Negative cash flow at typical financing (-$289/mo)
  • -Negative leverage (cap rate 4.8% < mortgage rate 6.9%)

Economic Indicators

Population
82,058
Median Income
$46,658
vs $62,400 national est.
Unemployment Rate
—
Data pending
Price-to-Income
5.0x
Moderately affordable

Compare to Nearby Counties

CountyVerdict
CurrentPayneOK
66$232,536$1,4317.38%Buy
TulsaOK
66$244,543$1,3796.77%BuyView
CanadianOK
66$267,590$1,5376.89%BuyView
CreekOK
66$212,526Est. pending—BuyView
LincolnOK
66$185,232Est. pending—BuyView
MuskogeeOK
65$150,587$1,0758.57%BuyView

The Bottom Line

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

Payne County in Oklahoma scores 66/100, ranking #267 of 1,000 US counties (top 27%). The 7.38% rent-to-price ratio indicates moderate cash flow potential.

Monthly Cash Flow
$-289/mo
Cap Rate
4.8%
Cash-on-Cash
-6.5%

Ready to Analyze a Deal in Payne?

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