Investing in Payne County
Payne County covers 2 rental markets we actively finance in Oklahoma — Cushing, Stillwater. Across those markets the median investment basis averages $197,500, a long-term lease averages $1,550/month, and the average all-in PITIA on a DSCR loan at the minimum down payment is $1,349. That produces a county-wide average DSCR ratio near 1.18x.
Basis varies more inside Payne County than the average suggests. Cushing is the lowest entry point at roughly $145,000, while Cushing currently models the strongest coverage ratio in the county at 1.29x. 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.