Zillow’s current ZHVI places Muskogee’s typical city home value at $147,059, while ZORI places typical observed city market rent at $991 per month. The resulting gross yield is 8.1% before operating costs, property taxes, insurance, vacancy, or financing. ZHVI rose 1.6% year over year and ZORI rose 25.3%; these are separate Zillow series, so their gap should be tested rather than extrapolated. ZHVI is 2.9x ACS median household income, a simple affordability screen rather than a borrower-qualification measure.
Citywide vacancy is 13.4%, and renters occupy 45.0% of occupied units. Single-family structures comprise 76.5% of housing stock, compared with 6.9% in large multifamily buildings. ACS reports a $146,100 median home value for owner-occupied housing and $858 median gross rent, including contract rent and selected utilities, for renter-occupied housing. Those ACS estimates are neither Zillow’s market measures nor the same period or population, so they should not be averaged with ZHVI or ZORI.
Among city renter households, 49.2% pay at least 30% of income in rent. Of vacant city units, 449 are for rent and 109 for sale; ACS vacancy reasons do not identify currently available investment inventory. Population is 36,758, down 2.3% from 37,624 across overlapping ACS vintages; this comparison is not annualized and may reflect boundary changes. Median household income is $50,213, while poverty is 24.1% and unemployment 6.7%. These are descriptive city demand constraints, not causal evidence or tenant-level payment performance.
Muskogee County Realtor data show a 60-day median time on market, a county listing-timing signal rather than a city measure. The broader Muskogee metro recorded a 1.4% employment decline year over year; this metro labor reading does not measure city jobs. The national Freddie Mac 30-year mortgage rate was 6.7%, a national financing condition rather than a Muskogee indicator.
The main underwriting limits are citywide medians, differing survey and Zillow definitions, and a gross yield that omits property expenses and financing. Next, verify address-level sales and lease comparables, condition and repair scope, property-tax bill, insurance and flood terms, utilities, lease files, turnover and days vacant, and the financing quote. Neither city vacancy nor rent burden establishes the cash flow or leasing pace of a specific property.