Location: Kay County, OK | Metro: Kay County, OK
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $640 |
| 1 Bedroom | $700 |
| 2 Bedrooms | $920 |
| 3 Bedrooms | $1,200 |
| 4 Bedrooms | $1,200 |
| 5 Bedrooms | $1,392 |
| 6 Bedrooms | $1,559 |
| 7 Bedrooms | $1,684 |
| 8 Bedrooms | $1,768 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,200 | $182,645 | 0.66% | D |
U.S. Census Bureau data (2024)
The analysis of ZIP code 74641 reveals a unique blend of yield and stability that can be particularly appealing to both landlords and small-portfolio investors. The Federal Market Rent (FMR) for the metro area in fiscal year 2026 is set at $940, which is notably higher than the market rent of $830. This discrepancy suggests a potential upside for those willing to navigate the complexities of rental pricing in this area.
The median home value in ZIP 74641 stands at $158,646, offering an accessible entry point for investment. However, the low percentage of renters at 7.8% indicates that the market may not be saturated with tenants, potentially leading to periods of vacancy. This figure is critical in assessing the stability of rental cash flow.
The lack of data on days on market (DOM) makes it challenging to predict how quickly properties might be leased. Nonetheless, the median household income of $62,083 provides insight into the economic health of the area and the ability of residents to afford housing costs. While this income level supports a moderate rental price point, it also suggests that there could be a limit to how much higher rents can be pushed without alienating potential tenants.
To classify ZIP 74641, we must consider these factors together. The high FMR compared to the market rent points towards a higher yield opportunity if the investor can effectively position their property. However, the low renter percentage and the unknown DOM rate indicate lower stability in terms of consistent occupancy and cash flow. Therefore, ZIP 74641 leans towards being a high-yield/low-stability flip-style market. Investors should be prepared for potential fluctuations in occupancy rates and the need to occasionally adjust rental prices to attract tenants.
For those interested in pursuing investments in ZIP 74641, the key figures are:
In conclusion, ZIP 74641 presents a scenario where investors can achieve above-average yields but must manage the risks associated with lower tenant stability. It is best suited for those who are comfortable with the dynamics of fluctuating rental markets and are willing to actively manage their properties to maximize returns.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.