Pushmataha (OK) Investor Pulse Report (2026-Q1)

In Pushmataha County, investors hold a significant 29.3% of the single-family residential market, totaling 633 properties out of 2,160 available SFRs.

The market is overwhelmingly dominated by individual investors, who own 574 properties, representing 90.7% of all landlord-owned homes. Company-owned properties are a small fraction of the market, with just 59 homes (9.3%), highlighting a landscape built by local, small-scale real estate investing.

A defining characteristic of this market is the preference for cash purchases. A remarkable 549 investor-owned properties are held free and clear, compared to only 84 that are financed. This indicates a well-capitalized investor base that does not rely heavily on leverage.

The portfolio is almost entirely dedicated to rentals, with 627 of the 633 investor-held properties (99.1%) being non-owner-occupied. This confirms that investor activity is directly supplying the local rental market.

The ownership structure consists of 600 distinct landlords, with 554 individuals and 46 companies. This ratio of nearly 12 individual landlords for every one company underscores the granular, mom-and-pop nature of the county's rental housing providers.

In a departure from national trends, landlords in Pushmataha County paid a significant premium for properties in Q1 2026. Their average acquisition price of $201,750 was 15.3% higher than the $175,000 paid by traditional homeowners, a difference of $26,750.

The pricing dynamic between landlords and homeowners has been extremely volatile. While landlords secured a 36.4% discount in Q2 2025 ($138,000 vs $216,867), they paid steep premiums in other recent quarters, including a 22.9% premium in Q3 2025 and a 41.9% premium in Q1 2025.

This volatility suggests a thin market where the specific nature of a few transactions can heavily influence quarterly averages, rather than a consistent strategic pricing advantage for either group.

Despite the fluctuating price gap, acquisition prices show a clear upward trend. The Q1 2026 average of $201,750 represents a 50.7% increase from the 2020-2023 pandemic-era average of $133,832, signaling substantial market appreciation.

Comparing year-over-year data, the average landlord purchase price of $194,222 in 2025 was 39.4% higher than the 2024 average of $139,370, further cementing the trend of rapidly rising acquisition costs for investors in the area.

Investor activity accounted for a quarter of the Pushmataha County housing market in the last quarter, with landlords purchasing 2 of the 8 total SFR properties sold.

The entirety of this purchasing activity was driven by the smallest investors. Mom-and-pop landlords (1-10 properties) made up 100.0% of all investor acquisitions, demonstrating their complete control over market entry.

Specifically, all 2 properties were purchased by new, single-property landlords. This indicates that the market's growth is coming from new entrants rather than portfolio expansion by existing investors.

Institutional investors, often a focus of housing market discussions, had no purchasing activity in the county. Their share of acquisitions was 0.0%, reinforcing that large-scale capital is not a factor in this local market.

The data reveals a market sustained by grassroots investment, where 2 new entities each acquired their first rental property, defining the entirety of landlord acquisition volume for the quarter.

The ownership landscape in Pushmataha County is characterized by the absolute dominance of small-scale investors. Mom-and-pop landlords, defined as those owning 1-10 properties, control 97.3% of the entire investor-owned SFR portfolio.

The market structure is highly fragmented, with single-property landlords (Tier 01) forming the bedrock. This group alone owns 533 properties, which accounts for 84.1% of all investor-owned housing in the county.

Mid-size landlords (11-1,000 properties) have a very small footprint, with only two active tiers (11-20 and 21-50 properties) collectively owning just 17 properties, or 2.7% of the total.

In stark contrast to national narratives, institutional investors (1,000+ properties) have no ownership stake in Pushmataha County. Their 0.0% market share underscores the purely local and small-scale nature of the rental market.

The data paints a clear picture of a market powered by individuals and small family operations, where large corporate ownership is entirely absent. This structure, captured in detailed market reports, suggests a different set of market dynamics than those found in major metropolitan areas.

Unlike larger markets, there is no portfolio size in Pushmataha County where company ownership surpasses that of individuals. Individual investors are the dominant force across every single tier of ownership.

In the single-property tier, which represents the vast majority of the market, individuals own 496 of the 533 properties (93.1%), while companies own just 37 (6.9%).

This pattern of individual dominance persists as portfolios grow. For two-property owners, individuals hold 92.7% of properties. For owners with 3-5 properties, that figure is 94.4%.

The highest concentration of company ownership is found in the 6-10 property tier, yet even there, companies own just 1 of the 7 properties (14.3%). This shows that even the most established small landlords in the county are overwhelmingly individuals.

The data firmly establishes that the path to building a rental portfolio in this county is one pursued by private individuals, with corporate structures playing only a marginal role at any scale.

Geographic analysis within Pushmataha County reveals distinct pockets of investor concentration. The 74523 zip code is the epicenter of activity by volume, containing 419 of the 633 total investor-owned properties in the county.

However, the highest market penetration is found elsewhere. The 74557 zip code has the highest investor ownership rate at 45.2%, indicating that nearly half of the single-family homes there are rentals.

Other areas show strong investor presence as well. The 74574 zip code has an ownership rate of 37.0%, while 74523, the leader in total count, has a rate of 28.9%.

This highlights the difference between where investors own the most properties (volume) versus where they control the largest share of the market (penetration). In this case, the two areas are not the same.

The top five regions by ownership rate all exhibit significant investor presence, with the lowest of the top five, 74562, still posting a high 29.4% ownership rate. Analyzing such hyperlocal trends often requires access to granular assessor data.

Historical transaction data shows that landlords in Pushmataha County are firmly in an accumulation phase. Across every recent timeframe, purchases have significantly outnumbered sales.

In 2025, the net buying activity was particularly strong, with investors acquiring 28 properties and selling only 2, resulting in a net gain of 26 properties to their portfolios. This represents a buy-to-sell ratio of 14-to-1.

The trend continued into the new year, with Q1 2026 seeing 2 acquisitions versus just 1 sale. This pattern was also evident in 2024, when landlords purchased 23 homes and sold only 5.

This consistent net buying behavior indicates strong confidence in the local rental market and a long-term hold strategy among the county's investor base.

Institutional investors (1,000+ properties) were completely inactive, with zero buy or sell transactions recorded. The transaction market, like the ownership market, is exclusively driven by smaller, local landlords.

In the first quarter of 2026, landlords participated in 2 of the 8 total single-family home transactions, capturing a 25.0% share of market activity.

All investor transaction activity was concentrated in the single-property tier. These 2 transactions were made by new entrants to the market, who paid an average purchase price of $201,750.

An interesting dynamic is the source of these properties. One of the two acquisitions (50.0%) was purchased from another landlord. This indicates that while the market is growing with new investors, there is also internal churn as existing landlords sell to new ones.

No transactions were recorded by mid-size or institutional investors, confirming that the transactional market is solely a function of mom-and-pop activity.

The data shows that even in a quiet quarter, new investors are actively entering the Pushmataha County market, sometimes acquiring their first property from a departing landlord.