Investing in Kay County
Kay County covers 2 rental markets we actively finance in Oklahoma — Blackwell, Ponca City. Across those markets the median investment basis averages $122,500, a long-term lease averages $1,113/month, and the average all-in PITIA on a DSCR loan at the minimum down payment is $837. That produces a county-wide average DSCR ratio near 1.33x.
Basis varies more inside Kay County than the average suggests. Blackwell is the lowest entry point at roughly $110,000, while Blackwell currently models the strongest coverage ratio in the county at 1.36x. When two towns in the same county ratio differently, it is almost always the rent-to-price relationship rather than the rate — the same loan pricing applies county-wide, so the deal is won on which submarket you buy in.