Cap Rate in Tulsa, OK

2026 Market Overview for Real Estate Investors

Avg Cap Rate

7.9%

#10 of 50 markets

Median Home Price

$155,000

Purchase price

Median Monthly Rent

$1,150

$13,800/yr gross

Rent-to-Price Ratio

0.74%

Moderate

Cap Rate Rating

Good

Strong return relative to market norms. Common in cash-flow-focused markets in the Midwest and South.

Market Snapshot

Population	411,894
5-Year Population Growth	+1.0%
Median Household Income	$44,000
Vacancy Rate	8.0%
Property Tax Rate	0.99%($1,535/yr)

Investor Takeaway

Tulsa offers strong cash flow with a growing tech-sector presence (Tulsa Remote program). Affordable prices and low cost of living support reliable tenant demand.

Quick Math

Estimated annual numbers for a median-priced property in Tulsa, OK before financing:

Annual Gross Rent$13,800

Less Vacancy (8.0%)($1,104)

Less Property Tax (0.99%)($1,535)

Less Est. Insurance + Maintenance($3,100)

Estimated NOI$8,062

Implied Cap Rate5.2%

Estimates based on median values. Insurance + maintenance estimated at 2% of home value. Actual results vary by property condition, neighborhood, and management.