McIntosh (OK) Investor Pulse Report (2025-Q4)

The landlord-owned SFR portfolio in McIntosh County, OK, totals 1,781 properties, making up 30.6% of the overall SFR market of 5,829 properties. This indicates a substantial investor presence within the county's housing landscape.

Individual investors overwhelmingly dominate this portfolio, owning 1,416 properties, which accounts for 79.5% of all investor-held SFR. In contrast, company-owned properties number 398, representing 22.3% of the total investor portfolio. This highlights the prevalence of individual, often smaller-scale, landlords.

The individual dominance extends to entity counts, with 2,020 individual landlords compared to 292 company landlords, resulting in a ratio of nearly 6.92 individual landlords for every company. This structure reinforces the 'mom-and-pop' nature of the market.

A significant 97.6% of investor-owned SFR properties (1,739 out of 1,781) are rented, clearly demonstrating that these holdings are primarily investment vehicles focused on generating rental income, rather than owner-occupied residences.

Property acquisition methods show a strong preference for cash purchases; 1,303 properties were acquired with cash, far exceeding the 478 properties that were financed. This suggests a lower reliance on traditional lending for property acquisition among landlords in this market.

Landlords in McIntosh County, OK, experienced a significant shift in acquisition pricing during Q4 2025, securing properties at an average of $189,219. This price was $71,876, or 27.5%, less than the average traditional homeowner price of $261,095 for the same period.

This substantial Q4 discount marks a dramatic reversal from earlier quarters in 2025. In Q1, landlords paid a 23.3% premium, followed by a 5.1% premium in Q2, and a 13.7% premium in Q3 compared to homeowners. The sudden pivot to a deep discount in Q4 suggests evolving market conditions or a change in landlord purchasing tactics.

The inconsistency in data, where `section6-1.csv` reports 0 distinct landlord properties purchased across all timeframes (Q1-Q4 2025, Year 2025, Year 2024, 2020-2023), while `section7-1.csv` confirms 23 landlord purchases in Q4 2025, is notable. Despite this, the price comparisons themselves highlight a significant shift in relative purchasing power.

The pronounced fluctuation in the landlord-homeowner price gap—from premiums to a large discount—indicates an inconsistent market environment where pricing advantages are not stable but can swing dramatically quarter-to-quarter.

Without actual acquisition volumes linked to these average prices in `section6-1.csv`, a full analysis of price appreciation trends from the pandemic era to Q4 for landlords is not feasible from this dataset.

In Q4 2025, landlords in McIntosh County, OK, made 23 SFR purchases, capturing a substantial 36.5% of the total 63 SFR properties sold in the market. This indicates a significant and active role for investors in the local housing market.

Mom-and-pop landlords (Tiers 01-04) were the primary drivers of this activity, collectively acquiring 21 properties, which represents 87.5% of all landlord purchases in the quarter. This underscores the continued dominance of smaller-scale investors, consistent with the overall market structure.

Single-property landlords (Tier 01) were particularly active, responsible for 19 purchases, making up 79.2% of all landlord acquisitions. This activity involved 29 distinct entities, suggesting a healthy influx of new or expanding small-scale investors entering the market with their first property.

In stark contrast to the mom-and-pop tiers, institutional investors (Tier 09, 1000+ properties) made only 1 purchase, accounting for a mere 4.2% of landlord acquisitions in Q4 2025. This indicates a very limited or negligible presence of large corporate buyers in the county's current purchase activity.

The average properties per entity across the active tiers highlights the granular nature of these purchases, with most tiers showing 1 property acquired per entity, except for Tier 01 where 29 entities purchased 19 properties, reflecting diverse individual buying patterns.

The distribution of investor-owned SFR properties in McIntosh County, OK, reveals an overwhelming dominance by mom-and-pop landlords (Tiers 01-04), who collectively control 94.1% of the entire investor portfolio. This signals a market heavily characterized by smaller, individual property owners.

Specifically, single-property landlords (Tier 01) account for the vast majority of holdings, owning 1,437 properties, which is 78.7% of all investor-owned SFR. Even when expanding to Tiers 01-04, representing landlords with 1-10 properties, the concentration remains exceptionally high, affirming their foundational role in the local rental market.

Conversely, institutional investors (Tier 09), defined as owning 1000+ properties, have an almost non-existent presence in McIntosh County, OK. They own a mere 2 properties, constituting only 0.1% of the total investor-owned SFR portfolio, effectively debunking any notion of significant 'Wall Street' influence.

Mid-size landlords (Tiers 05-08, 11-1000 properties) also hold a relatively small share, totaling 6.0% (44+11+3+48=106 properties) of the market, indicating that very few investors manage larger portfolios between 11 and 1000 properties.

Due to limitations in the provided data, analysis regarding acquisition prices by tier, entity counts within each tier, or how this distribution has evolved over time is not possible from this section.

An analysis of investor ownership by tier and owner type in McIntosh County, OK, reveals a distinct crossover point where company ownership surpasses individual ownership. This shift occurs at the 6-10 property tier, where companies hold a majority 59.4% compared to individuals at 40.6%.

In the smallest portfolio sizes, individual investors are overwhelmingly dominant; they own 86.2% of single-property (Tier 01) holdings and 77.1% of two-property (Tier 02) holdings. This reinforces the 'mom-and-pop' characteristic of the foundational tiers.

As portfolio size increases, the proportion of company ownership steadily rises. Companies account for only 13.8% in Tier 01, but their share grows to 22.9% in Tier 02, 36.8% in Tier 03-05, and then becomes the majority at 59.4% in Tier 06-10. This trend culminates in Tier 11-20, where companies own 75.0% of properties.

This pattern suggests that while individual investors are the bedrock of the market, larger portfolios are increasingly managed by company entities, indicating a strategic shift in ownership structure as investors scale up their holdings.

However, the provided data does not include details on acquisition prices segmented by owner type within tiers, nor does it offer insights into growth patterns over time for individual versus company-owned properties within these specific tiers.

Analysis of geographic distribution within McIntosh County, OK, is currently not possible due to significant data limitations. All key metrics for sub-geographies, including total SFR properties, landlord-owned SFR properties, landlord entities, and acquisition prices, are reported as 'nan' in the provided `section10.csv`.

This absence of specific geographic data prevents the identification of investor hotspots, areas with high or low investor ownership rates, or any regional variations in acquisition pricing within the county.

Without this critical information, it is impossible to determine if investor activity is concentrated in certain zip codes or if prices fluctuate significantly across different parts of McIntosh County, OK.

Landlords in McIntosh County, OK, are demonstrating a strong and consistent position as net buyers, dramatically outpacing their sales activity across all recorded timeframes. In Q4 2025 alone, landlords executed 35 buy transactions against just 2 sell transactions, resulting in an exceptionally high buy/sell ratio of 17.5:1.

This robust buying trend is not limited to the current quarter; landlords maintained a buy/sell ratio of 10.07:1 throughout the entirety of 2025 (151 buys vs 15 sells) and a healthy 7.71:1 in 2024 (131 buys vs 17 sells). These figures clearly indicate a sustained strategy of accumulating SFR properties within the county.

The Q4 2025 buy/sell ratio of 17.5:1 marks a notable increase in acquisition intensity compared to Q3's ratio of 7.5:1 and Q2's 9.75:1. This suggests a strengthening confidence or increased opportunity for landlords to expand their portfolios towards the end of the year.

The consistently high buy/sell ratios across multiple periods paint a picture of a growing investor market, where landlords are actively expanding their holdings rather than divesting.

Unfortunately, the provided data lacks details on institutional (1000+ tier) transactions, inter-landlord trading percentages, and average buy versus sell prices, limiting the ability to analyze specific market liquidity and potential implied profit margins.

In Q4 2025, landlords played a significant role in the McIntosh County, OK, housing market, participating in 35 transactions out of a total of 84, equating to a 41.7% share of all SFR transactions. This highlights their considerable influence on market activity.

Mom-and-pop landlords (Tiers 01-04) were the driving force behind these transactions, collectively accounting for 32 purchases. Specifically, single-property landlords (Tier 01) dominated with 29 transactions, indicating a strong influx or expansion among the smallest investors.

There's a significant price disparity across investor tiers. Tier 01 buyers paid the highest average price at $213,705. In contrast, mid-range tiers like 06-10 and 11-20 secured properties at a much lower average of $35,000, representing a remarkable 510.6% discount compared to Tier 01. Institutional buyers (Tier 09) paid an average of $147,792, which is 30.8% less than the single-property buyers.

Inter-landlord trading activity was notably low in Q4. Only 2 of the 29 Tier 01 transactions (6.9%) involved buying from another landlord, and other tiers reported no such activity. This suggests that the majority of landlord acquisitions are occurring from non-landlord sellers.

The transaction activity by tier generally aligns with the overall ownership distribution, further solidifying the premise that the McIntosh County, OK, investor market is predominantly shaped by the actions of mom-and-pop landlords, with varying price strategies across different portfolio sizes.