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

Individual landlords overwhelmingly dominate the investor-owned housing market in Pushmataha County, Oklahoma, controlling 571 (90.5%) of the 631 SFR properties. This stark contrast highlights the significant role of local, individual investors over corporate entities, which hold only 60 properties (9.5%).

The investor market in Pushmataha County is heavily geared towards rentals, with 625 of the 631 landlord-owned SFR properties being rented. This demonstrates a clear focus on income-generating assets rather than other holding strategies.

Cash acquisitions are the predominant financing method for landlords in Pushmataha County, with 549 properties purchased outright compared to just 82 that are financed. This suggests a preference for unencumbered assets or a market where cash offers are highly competitive.

Reflecting the property ownership, individual landlords far outnumber company landlords by nearly 12-to-1, with 552 individual entities compared to only 47 companies. This indicates a highly fragmented market composed primarily of single-owner operations.

The high percentage of individual ownership (90.5% of properties, 92.2% of entities) in Pushmataha County positions mom-and-pop investors as the primary drivers and backbone of the local SFR rental market, contrasting sharply with national trends often skewed towards larger corporate involvement.

Landlord acquisition pricing in Pushmataha County exhibits extreme volatility, primarily due to very low transaction volumes; for example, Q4 2025 recorded only one landlord purchase for $90,000, and other 2025 quarters had 0 properties recorded but average prices.

While Q4 2025 data shows a landlord acquisition price of $90,000, a direct comparison to homeowner prices is not possible due to missing homeowner data for the quarter. This limits current-period insights into landlord pricing strategy.

Looking at previous quarters, landlord acquisition prices have fluctuated widely, with Q1 2025 showing a $72,214 (41.9%) premium over homeowners, followed by a substantial $78,867 (36.4%) discount in Q2 2025. This quarterly swings underscore the market's low liquidity and the impact of individual transactions.

Despite the volatility, there's an observable upward trend in average landlord acquisition prices over time. The average price for 2025 stands at $179,773, a notable increase from $139,370 in 2024 and $131,177 during the 2020-2023 period, indicating market appreciation even with low transaction counts.

The lack of consistent, robust transaction data across quarters and buyer types means definitive conclusions about landlord vs. homeowner price gaps cannot be drawn for every period in Pushmataha County, highlighting the localized nature and limited volume of investor activity.

In Q4 2025, landlords in Pushmataha County were the sole buyers in the SFR market, accounting for 100.0% of the total 1 purchase. This highlights a highly concentrated and perhaps slow market where landlord activity entirely defines the quarterly purchase landscape.

The single landlord purchase in Q4 2025 was made by a mom-and-pop landlord from Tier 01 (single-property owner), emphasizing the grassroots nature of investor activity in Pushmataha County. This single entity purchased 1 property, representing 100.0% of all landlord acquisitions this quarter.

Mom-and-pop landlords (Tiers 01-04) collectively executed 100.0% of all landlord purchases in Q4, further reinforcing their dominant role in market transactions. There was no observed purchasing activity from institutional investors (Tier 09), consistent with their overall absence in the county.

The extremely low volume of Q4 purchases (only 1 total SFR purchase) suggests a very quiet or illiquid market. This single transaction, by a new or expanding single-property landlord, carries disproportionate weight for the quarter's market dynamics.

The data unequivocally demonstrates that new market entry or portfolio expansion in Pushmataha County's SFR sector is driven entirely by small, individual investors, with larger corporate entities not participating in recent acquisition activity.

Mom-and-pop landlords (Tiers 01-04) collectively control an overwhelming 97.3% of all investor-owned SFR properties in Pushmataha County. This equates to 615 properties held by smaller investors, underscoring their foundational role in the local rental housing supply.

The market is heavily concentrated at the smallest end of the spectrum, with single-property landlords (Tier 01) owning 531 properties, representing 84.0% of all landlord-owned SFR. This highlights the prevalence of first-time or very small-scale investors in the county.

Institutional investors (Tier 09, 1000+ properties) hold no properties in Pushmataha County. This complete absence challenges common perceptions of institutional market takeover and emphasizes the market's reliance on local, individual capital.

Even mid-size landlords (Tiers 05-08) hold only a small fraction of the market, with 16 properties in Tier 11-20 and 1 property in Tier 21-50, totaling just 2.7%. This further reinforces the dominance of smaller portfolio holders in the county.

The current data does not provide tier-specific acquisition pricing, preventing analysis of whether larger or smaller investors pay different amounts for properties in Pushmataha County. However, the ownership distribution clearly indicates a small-scale, locally-driven investor market.

Individual landlords are the predominant owner type across all observed portfolio tiers in Pushmataha County, Oklahoma. Even in the largest tier documented (6-10 properties), individuals own 6 of the 7 properties, representing 85.7%.

The data reveals no crossover point where company ownership surpasses individual ownership in any tier within Pushmataha County. This stands in contrast to more institutionalized markets where companies often dominate larger portfolios.

Single-property landlords (Tier 01) are overwhelmingly individual, with 493 properties (92.8%) owned by individuals compared to only 38 (7.2%) by companies. This pattern of individual dominance extends to Tier 02 (92.7%) and Tier 03-05 (94.4%).

Company presence in Pushmataha County's landlord market is consistently low, never exceeding 14.3% of properties within any tier. This indicates that corporate investment remains minimal, with individual investors being the primary capital source across all portfolio sizes.

This persistent individual dominance across all tiers suggests that the Pushmataha County market primarily attracts and sustains local, private capital, largely untouched by the larger-scale corporate investment trends seen in other regions.

In Pushmataha County, Oklahoma, zip code 74523 stands out as the primary hub for investor activity, boasting the highest count of landlord-owned SFR properties at 417, which represents a 28.8% investor ownership rate within that area.

While 74523 has the highest raw count, zip code 74557 exhibits the highest investor ownership *rate* at 45.2%, holding 71 investor-owned properties. This indicates a higher concentration of landlord-owned properties relative to the total SFR market in that specific area, making it a more saturated investor market.

The distribution of investor properties across Pushmataha County is uneven, with significant concentrations in specific zip codes. For instance, 74536 has 46 properties (26.3% rate), and 74543 has 27 properties (30.0% rate), showing varied levels of investor interest.

Notably, some zip codes, such as 74521 and 74540, have no recorded investor-owned properties. This suggests highly localized investment patterns, with landlords focusing their portfolios on specific communities within Pushmataha County.

The distinction between raw property count and ownership percentage reveals different facets of market concentration: 74523 is where most investor properties are found, while 74557 is where investors own the largest share of the available SFR housing, signifying different strategic importance for investors.

Landlords in Pushmataha County, Oklahoma, are consistently strong net buyers, actively expanding their portfolios. In 2025, they acquired 23 SFR properties while selling only 2, resulting in a net gain of 21 properties.

This trend of net buying is consistent year-over-year; in 2024, landlords bought 23 properties and sold 5, demonstrating a sustained accumulation strategy rather than divestment. The buy-to-sell ratio improved from 4.6x in 2024 to an impressive 11.5x in 2025.

During Q2 2025, landlords maintained their net buyer status, with 8 purchases against 1 sale, accumulating 7 properties. This highlights active albeit low-volume transaction behavior within specific quarters.

A critical finding is the complete absence of any transaction data for institutional investors (1000+ tier) across all timeframes. This indicates that large-scale corporate entities are not participating in the buying or selling of SFR properties in Pushmataha County.

The continued net buying activity by all landlords, coupled with the non-existent institutional presence, underscores that the growth and dynamism of the Pushmataha County SFR rental market are driven exclusively by smaller, individual investors.

In Q4 2025, landlords comprised 100.0% of the total 1 SFR transaction in Pushmataha County, indicating that all market activity for the quarter stemmed from investor engagement. This highlights a highly concentrated and quiet transaction environment.

The single Q4 transaction was executed by a mom-and-pop landlord from Tier 01 (single-property owner), purchasing one property at an average price of $90,000. This reinforces the dominance of small-scale investors in current market activity.

There was no inter-landlord trading in Q4, with 0.0% of transactions purchased from other landlords. This suggests that the single landlord buyer acquired the property from a traditional homeowner or other non-investor seller, rather than through an exchange within the investor community.

Consistent with historical trends, institutional investors (Tier 09) had no transaction activity in Q4, further cementing their non-involvement in the Pushmataha County SFR market.

The average purchase price of $90,000 for the Tier 01 transaction provides a snapshot of current acquisition costs for small-scale investors, albeit from a very limited data point for the quarter.