What are your thoughts on OKC in 2025?

Question

I'm looking to purchase my first property as an out of state investor, and OKC is one of the several cities I've narrowed my search down to. For any active investors/agent in OKC, what are some of the pros and cons of investing there as a single family or small multifamily investor? What have been some of the biggest challenges you've faced thus far? And how realistic is it to find cash flow in the B/C class neighborhoods that OKC has to offer?

Thanks in advance!

Joe S. · Answer

If I lived there or had lived there, I think I would be more prone to invest there.

Matthew Thornton · Answer

Hey Matthew! I work directly with Investors looking to Invest in the OKC Metro and also set Investors up with Property Management if they need it. Love the OKC Metro as an Investor myself also. Data shows we are Dallas 10 years ago...

Nicholas L. · Answer

@Matthew Heckman

i think i said this on another thread, but are you able to go to OKC yourself in person, several times, to get the lay of the land, and meet folks and start to build a network there?  if so, great.  if not, i wouldn't invest there.

we just see so, so, so many forum posts from investors who bought in a market they had never been to / didn't go to, and it goes sideways.  and if it's not worth a couple trips there, how can you buy a property for hundreds of thousands of dollars?

hope this helps

Christian Brown · Answer

@Matthew Heckman - Where are you investing from if you don't mind me asking? I'm obviously biased, but OKC is a great market to both invest in and live. I typically think of markets as either cash flow markets of appreciation markets and OKC feels like it has pockets of both.  The Thunder winning a national championship helps - there's also lot of energy around the new arena being developed in the downtown skyline district.

My bet is that Oklahoma will be in a lot of national REI discussions in the next few months / years. Challenges: Rates puts pressure on cash flows nationally so I see a lot of investors having success with flips, but I still find the occasional investors who are still able to acquire rentals in this market.Investors who pay cash or have locked in financing at < 3% can keep rents low. Rents are low in Oklahoma when compared to other markets. Unrelated, but phenomenal cost of living by the way. If you were my client, I'd have to know a few more things to give you a more accurate answer:

- How are you financing your deals? Cash is king.- What's your budget? Higher rents happen at higher purchase prices.- What does "cash flow" mean to you? $100 - $200 a month vs $300 - $500 a month.- Experience / Appetite  for rehab? Good deals are MADE in this market.- How do you feel about section 8? Just good info to know. As a new investor, you can still find deals in OKC (your research found you a gem) but the days of cherry picking home runs are over. We've all got to work for our money in this market.

Hope this helps.

Nick Valley · Answer

Hello Matthew, I am not a investor so my advise may not be the absolute best on the investing side but I am a Okc resident and a Investor General Contractor. On the lower end community the investors I have worked with that are out of state are more doing the BRRRR to keep the estimates of repair lower than investing a lot to flip. In the lower class houses that is. If you're curious about some areas or have a couple houses in mind would love to talk about it just in a contractor stand point that's been doing houses for investors only for 2 years now.

Matthew Thornton · Answer

Give me a call and let's chat!

Matthew Heckman · Answer

Hey Matthew, thanks for the reply! I've certainly heard great things about OKC. What kind of investments do you focus on, and what are a few of the biggest pros and cons of the OKC market in your opinion if you don't mind me asking?

Benjamin Louie · Answer

@Matthew Heckman I’ve been looking at OKC, too definitely some solid pros like affordability, job growth, and landlord-friendly laws. The biggest cons I’ve heard are storms/insurance costs, and that neighborhoods can change a lot block by block. Cash flow in B/C areas is still doable, but it takes patience and a good PM on the ground.

Matthew Heckman · Answer

Hi Benjamin, thanks for the reply. I appreciate the research. Let me know if you ever end up settling on OKC!

Matthew Heckman · Answer

Hi Nicholas, thanks for the advice again. Yes, I have a travel budget set aside to travel to any market I plan on investing in several times until I'm more familiar with it. I just try to get as much information I can online and from investors/agents/PMs etc. on these forums before I spend my money flying out there.

What are your thoughts on OKC in 2025?

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