Real Estate Investing in Barnhart, Missouri (63012)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 63012 (Barnhart, MO)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Barnhart, MO (63012)?
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Market Analysis: 63012 Barnhart
The 63012 ZIP in Barnhart, MO is a local-operator market. Outside capital chasing a $288K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $288K asset, 63012 is the wrong submarket. If the plan prices in friction, the yield can still work.
On the rental side, 63012 offers a low basis, the region around Barnhart has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 63012 ZIP's population of 10,977 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that comes in at the need for careful underwriting.
Experienced landlords with local relationships tend to find 63012 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Barnhart:
Property Strategy for 63012
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $203,328 | $1,380 | 4.9% | +5.2% | $101,664 |
| 3BR | $270,407 | $1,780 | 4.7% | +7.1% | $90,136 |
| 4BR | $359,947 | $2,050 | 4.1% | +6.8% | $89,987 |
Market Trends
Home Value History (with trend line)
📊 How Does 63012 Compare?
| Metric | 63012 | Barnhart | St. Louis, MO-IL | Missouri |
|---|---|---|---|---|
| Home Value | $288,393 | $288,393 | N/A | $254,657 |
| 5-Year CAGR | 5.2% | 5.2% | N/A | 7.0% |
| Avg Rent | $1,242 | $1,242 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 63012 (Barnhart, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $288,393 |
| Monthly Rent | $1,242 |
| Price-to-Rent | 19.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | +6.3% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.4%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 63012
Population: 10,977
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 63012
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 702 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do rents currently stand in Barnhart, MO?
Rental rates in Barnhart, MO average $1,242/mo. Tenant demand and $288K home values make the yield look reasonable by investor standards.
What type of investing works in Barnhart, MO?
The best-fit strategy in Barnhart, MO is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What price range are homes in Barnhart, MO?
Barnhart, MO home values average about $288K. That price point suits investors targeting rentals with $1,242/mo in monthly income.
Is Barnhart, MO good for landlords?
MO law landlord-friendly for landlords, and Barnhart inherits those rules. Investors should still review local ordinances for rental licensing.
Is it easy to find good tenants in Barnhart, MO?
Expect a solid tenant pool in Barnhart, MO. The rental market absorbs $1,242/mo rents without meaningful friction.
You know 63012 now. You don’t know where it ranks.
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How 63012 ranks in St. Louis, MO-IL
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