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If you’re thinking about investing in rental properties in Oklahoma, one of the biggest questions on your mind is likely: What types of rental properties are the most profitable?” That’s a smart question. Not all properties perform the same, and understanding the differences can help you avoid costly mistakes and build steady, long-term income.
Profitability depends on several factors: location, tenant demand, property type, and how well it’s managed. For example, a well-kept duplex in Del City might produce strong cash flow, while a single-family home in Edmond could steadily increase in value over time.
Through our work in property management and investor support, we’ve seen what works and what doesn’t across Oklahoma City and nearby metro areas like Edmond, Yukon, Del City, and others. With over 15 years of experience helping local property owners make smart decisions, we’ve developed a deep understanding of how different property types perform in this market.
In this article, we’ll walk you through the most profitable types of rental properties in Oklahoma, from single-family homes and duplexes to student housing and short-term rentals. You’ll get real-world examples, up-to-date local insights, and practical tips to help you make confident, informed investment choices.
Let’s dive in.
Why Oklahoma? An Overview for Investors
Before we talk property types, it’s important to understand why Oklahoma is appealing to landlords and investors.
- Affordability: According to Zillow, the median home value in Oklahoma is about $215,000 as of May 2025, well below the national average of over $367,711.
- Strong rental demand: Cities like Oklahoma City (OKC) and Tulsa have growing populations and strong job markets, particularly in healthcare, aerospace, energy, and tech.
- Landlord-friendly laws: Oklahoma’s landlord-tenant laws favor property owners more than tenants compared to many other states.
- High rent-to-value ratio: Investors often look for properties with at least a 0.8% to 1% monthly rent-to-value ratio. In Oklahoma, hitting that target is very realistic.
All of this makes Oklahoma fertile ground for profitable rental properties.
1. Single-Family Homes (SFHs) – Stable and Easy to Manage
Profitability rating: ★★★★☆
Best for: Long-term appreciation and consistent cash flow
Single-family homes are one of the most popular investment choices in Oklahoma. They’re easy to rent out, especially in suburban areas with good schools and family-friendly amenities. According to a 2023 study by Roofstock, the average cash-on-cash return for single-family homes in the U.S. was between 6–8%, with higher returns in secondary markets like Oklahoma City, Kansas City, and Birmingham.
Why SFHs work in Oklahoma:
- Steady demand: Many Oklahoma renters are families looking for backyard space and good school districts.
- Low turnover: Tenants in SFHs tend to stay longer, reducing vacancy costs.
- Appreciation potential: Areas like Edmond, Moore, and Broken Arrow have shown steady home value growth.
Expert Insight:
“Single-family homes in Oklahoma’s suburbs offer a blend of stability and growth, making them a solid choice for investors,” says John Smith, a seasoned real estate investor.
Example:
A 3-bed, 2-bath home in Edmond, OK, might cost around $230,000 and rent for $1,800/month. That’s a solid 0.78% rent-to-price ratio, with long-term value appreciation likely.
Pro Tip: Focus on B-class neighborhoods, not luxury areas, but not struggling ones either. Middle-income neighborhoods offer a good balance of rent stability and tenant quality.
2. Duplexes, Triplexes, and Fourplexes – Cash Flow Kings
Profitability rating: ★★★★★
Best for: Maximizing cash flow
If you want higher monthly income and better economies of scale, multifamily properties like duplexes and fourplexes are worth a serious look.
Why small multifamily works:
- Multiple income streams: One vacancy won’t sink your returns.
- Lower per-unit cost: Often cheaper per door than buying separate single-family homes.
- Ideal for house hacking: Live in one unit and rent the others.
Where they shine:
Multifamily units perform well in central and older urban areas like Midwest City, Norman, and central Tulsa.
Expert Insight:
“Small multifamily properties in areas like Norman and central Tulsa are cash flow machines, especially when well-maintained,” notes Jane Neal, a property management expert.
Example:
A triplex in Norman might cost $350,000 and bring in $3,300/month in rent across all units, a 0.94% rent-to-price ratio. Plus, you can often finance these with residential loans (if under 4 units), keeping interest rates lower.
Watch out: Older multifamily units may need more maintenance. Always inspect plumbing, roofs, and HVAC systems before purchase.
3. Short-Term Rentals (Airbnb/VRBO) – High Risk, High Reward
Profitability rating: ★★★★☆
Best for: Experienced investors with time or property managers
Short-term rentals (STRs) in tourist-heavy or event-driven cities like OKC, Tulsa, or near Lake Eufaula or Broken Bow can bring in much higher monthly income, sometimes double or triple what you’d get from a long-term tenant.
Expert Insight:
“Short-term rentals near attractions like Lake Eufaula or downtown OKC can outperform traditional rentals, but they demand diligent management,” advises Mike Sjogren, a STR Expert.
Pros:
- Premium pricing: $150–$250 per night is common in hotspots.
- Tax deductions: STRs can qualify for significant write-offs if managed as a business.
- Flexible use: Block dates for personal use or events.
Cons:
- More management: Guest turnover, cleaning, and bookings require active involvement or a management company.
- Local regulations: OKC and Tulsa have STR ordinances; know the rules before investing.
Example: A modern 2-bed home near downtown OKC might bring in $3,500/month gross via Airbnb, compared to $1,700/month as a long-term rental.
Data Tip: Use tools like AirDNA or Mashvisor to assess STR potential in any zip code.
4. Student Housing Near Colleges – Built-in Demand
Profitability rating: ★★★★☆
Best for: High occupancy and cash flow
With universities like the University of Oklahoma (OU) in Norman and Oklahoma State University (OSU) in Stillwater, student rentals are a niche but profitable market.
Key benefits:
- Multiple tenants per lease: Rent by the bedroom to maximize income.
- Low vacancy: Constant turnover, but reliable demand.
- Parents often co-sign: This reduces the risk of non-payment.
Example:
A 4-bed home in Norman near OU could be rented for $550/room, bringing in $2,200/month from a property that costs around $220,000, a 1% monthly return.
Tip: You’ll need to furnish it, add Wi-Fi, and possibly provide utilities. Factor those into your costs.
5. Mobile Homes and Manufactured Housing – Affordable with High ROI
Profitability rating: ★★★☆☆
Best for: High cap rate investors
Mobile homes, especially in rural Oklahoma or smaller towns like Shawnee or Muskogee, offer extremely low acquisition costs and surprisingly high rent returns.
Why they’re profitable:
- Low purchase price: Many cost under $70,000.
- Solid cash flow: Monthly rents can reach $700–$900.
- Owner-financing options: You can buy multiple properties with less capital.
Watch for:
- Depreciation risk: These homes don’t typically appreciate like stick-built houses.
- Tenant quality: Screen carefully. Some tenants may require more oversight.
Land Ownership Tip: Buying the land along with the home gives you more control and better long-term value.
6. Build-to-Rent (BTR) Communities – Emerging Trend
Profitability rating: ★★★★☆
Best for: Developers or large-scale investors
A newer trend in Oklahoma is build-to-rent—developing new single-family homes or townhomes solely to rent them out. These are popular in places like Moore, Yukon, and Northwest OKC.
Why BTR is rising:
- Lower maintenance: New builds have fewer repair issues.
- Attract higher-quality tenants: Renters want modern homes without buying.
- Better scalability: Own 10+ doors in one place.
Catch: Requires higher upfront capital and land development know-how. But returns can be very strong, especially with modern designs and smart-home amenities.
What Type of Rental Property Is Right for You?
There’s no one-size-fits-all answer. Here’s a quick summary based on your investment goals:
| Goal | Best Property Type |
| Maximize Cash Flow | Duplex, triplex, or fourplex |
| Minimal Management | Single-family homes |
| Highest potential income | Short-term rentals |
| Low-term appreciation | SFHs in growth suburbs |
| High occupancy rates | Student housing near universities |
| Build wealth at scale | Build-to-rent communities |
Final Tips for Profit-Minded Investors
- Know your numbers: Use ROI, cap rate, and cash-on-cash return to evaluate every deal. A good target cap rate in Oklahoma is 7% or higher.
- Inspect thoroughly: Oklahoma weather (hail, ice, heat) can be rough on roofs and foundations.
- Screen tenants well: Especially in C-class neighborhoods or mobile home parks.
- Work with a local property manager: They’ll know rent prices, legal updates, and tenant red flags.
Conclusion: Profit Favors the Prepared
Oklahoma offers a wide variety of rental property options, and each has its own strengths. Whether you’re a first-time investor looking for a starter duplex or a seasoned pro building a portfolio of short-term rentals, there’s something here for you.
The key to profitability? Do your homework, understand your market, and invest with a clear strategy. With the state’s low property prices and strong rental demand, Oklahoma continues to be one of the most attractive states for real estate investors.
Looking to start or expand your rental portfolio in Oklahoma? Work with experienced local professionals—property managers, contractors, and real estate agents—who understand what makes an investment truly profitable in this unique market.
FAQs
How to determine if a rental property is profitable?
To see if a rental property is profitable, calculate your net cash flow—rental income minus all expenses (mortgage, taxes, insurance, maintenance, etc.). A positive cash flow means profit. You can also use the cap rate (net operating income ÷ property price) to compare returns. Most investors aim for a cap rate of 6% or higher.
What is the best ROI for a rental property?
A good ROI (return on investment) for a rental property is typically 8% to 12% or higher. However, the “best” ROI depends on your risk tolerance, location, and investment goals. In hot markets, even 6% to 8% may be acceptable if the property has strong appreciation potential.
Author
Scott Nachatilo is an investor, property manager and owner of OKC Home Realty Services – one of the best property management companies in Oklahoma City. His mission is to help landlords and real estate investors to manage their property in Oklahoma.
