OKC long term investments experience and recommendations
Oakland, CA · Member since 2012 · 11 posts · 2 votes
OKC long term investments experience and recommendations
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Specialist · Memphis, TN · Member since 2024 · 63 posts · 24 votes
1yHi @Ming Huang
Welcome to BiggerPockets! It’s great to hear that you’re looking to invest in the OKC market—it’s such a fantastic area with strong long-term potential. I love that you’re already narrowing down specific zip codes and doing your due diligence.
I’ve heard good things about 73170 and 73135, especially with the proximity to Tinker Air Force Base, which tends to attract stable tenants. Neighborhoods near major employers like the AFB often provide reliable rental demand, which is a great foundation for a long-term hold strategy.
When it comes to building a team, having a strong property manager and real estate agent who really know the OKC market can make a huge difference, especially if you’re out of state. Have you already started connecting with any local professionals, or are you still searching?
If you’d like, I’d be happy to chat more or help brainstorm strategies for finding the right resources and team members. Wishing you the best as you navigate your journey—I’m confident you’ll make great progress!
9 Replies
- Specialist · Memphis, TN · Member since 2024 · 63 posts · 24 votes1y
Hi @Ming Huang
Welcome to BiggerPockets! It’s great to hear that you’re looking to invest in the OKC market—it’s such a fantastic area with strong long-term potential. I love that you’re already narrowing down specific zip codes and doing your due diligence.
I’ve heard good things about 73170 and 73135, especially with the proximity to Tinker Air Force Base, which tends to attract stable tenants. Neighborhoods near major employers like the AFB often provide reliable rental demand, which is a great foundation for a long-term hold strategy.
When it comes to building a team, having a strong property manager and real estate agent who really know the OKC market can make a huge difference, especially if you’re out of state. Have you already started connecting with any local professionals, or are you still searching?
If you’d like, I’d be happy to chat more or help brainstorm strategies for finding the right resources and team members. Wishing you the best as you navigate your journey—I’m confident you’ll make great progress!
- Oakland, CA · Member since 2012 · 11 posts · 2 votes1y
Quote from @Sadler Surratt:
Hi @Ming Huang
Welcome to BiggerPockets! It’s great to hear that you’re looking to invest in the OKC market—it’s such a fantastic area with strong long-term potential. I love that you’re already narrowing down specific zip codes and doing your due diligence.
I’ve heard good things about 73170 and 73135, especially with the proximity to Tinker Air Force Base, which tends to attract stable tenants. Neighborhoods near major employers like the AFB often provide reliable rental demand, which is a great foundation for a long-term hold strategy.
When it comes to building a team, having a strong property manager and real estate agent who really know the OKC market can make a huge difference, especially if you’re out of state. Have you already started connecting with any local professionals, or are you still searching?
If you’d like, I’d be happy to chat more or help brainstorm strategies for finding the right resources and team members. Wishing you the best as you navigate your journey—I’m confident you’ll make great progress!
Thank you! Yea I am interviewing different property management right now. Like you said, I want to seed different strategies I can implement with the limited capital I have.
- Specialist · Long Beach, CA · Member since 2011 · 888 posts · 401 votes1y
Hi Ming. Are you looking to flip or for long term?
- Specialist · Long Beach, CA · Member since 2011 · 888 posts · 401 votes1y
Okay. I have a contact for you there. They have lots of options for you, depending on your budget. Can you send me a message so I can connect you to him? Thanks.
- 1yDrew SygitBusiness MemberProperty Manager · Royal Oak, MI · Member since 2012 · 13k+ posts · 9k+ votes
Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.
Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.
If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.
If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?
Similarly, if you put several Class D tenants in a Class A 4-plex, what do you think will happen to the property?
So, when investing in areas they don’t really know, investors should research the different property Class submarkets.
Here’s our OPINION for the Metro Detroit market (use as a template for your target area!) that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:
Class A Properties:
Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.
Vacancy Est: Historically 10%, 5% the more recent norm.
Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:
Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.
Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.
Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:
Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation. Can try to reposition to Class B, but neighborhood may impede these efforts.
Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.
Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years. Verifying last 2 years of rental history very important! Also, focus on 2 years of job/income stability.
Class D Properties:
Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciation
Vacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.
Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions. Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.Make sure you understand the Class of properties you are looking at and the corresponding results to expect.
Logical Property Management4.9469 Reviews - Real Estate Agent · Tulsa Oklahoma · Member since 2024 · 22 posts · 8 votes1y
Hi @Ming Huang,
Welcome to BiggerPockets! It’s awesome to hear about your interest in investing in the OKC market—it’s a vibrant area with excellent long-term growth potential. It’s great that you’ve already identified zip codes like 73128, 73170, and 73135; they all have unique advantages worth exploring.
I agree with the earlier response—73170 and 73135 are solid picks. The proximity to Tinker Air Force Base in 73135 is a significant advantage, as it ensures consistent demand for rentals from military personnel and civilian contractors. Similarly, 73170 is in a growing area with good schools and strong community appeal, making it attractive for both renters and families looking to buy. These features can work well for both rental income and eventual flip opportunities when property values appreciate.
For 73128, its proximity to Will Rogers World Airport and industrial hubs can attract tenants working in logistics and related industries. This zip code also has room for appreciation as OKC continues to expand westward.
Building the right team is key! A knowledgeable real estate agent and property manager with local market expertise can help you navigate neighborhood dynamics, connect you with contractors, and even identify off-market deals that fit your strategy. If you’re still looking to connect with local professionals, feel free to reach out—I’d be happy to share insights or point you toward helpful resources.
If you have any questions about specific neighborhoods, investment strategies, or building your team, don’t hesitate to connect or message us. Wishing you the best on your journey in the OKC market!
Looking forward to seeing your success!
- Real Estate Agent · Memphis, TN · Member since 2021 · 88 posts · 50 votes1y
Hi Ming,
OKC is a great market and those zip codes are solid! I have helped many investors purchase their investment properties in that market. I am happy to answer any questions you may have!
Good Luck! - Member since 2023 · 44 posts · 19 votes1y
Hi Ming, welcome to bigger pockets. I am a local property manager here in OKC. Would love to jump on a phone call and answer any questions about the OKC metro and investment opportunities and the market as a whole. As for the zip code you mentioned, some of the areas in there are nice due to steady rental demand, you just want to be very careful on the neighborhoods you select as some areas will be better than others.
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