Real Estate Investing in Festus, Missouri (63028)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 63028 (Festus, MO)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High price-to-rent: Price-to-rent ratio 26.3 — hard to cash-flow at these prices.
What’s happening in Festus, MO (63028)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 63028 Festus
The 63028 ZIP in Festus, MO is a local-operator market. Outside capital chasing a $306K entry has to pair deep knowledge with the discount.
The investment case in 63028 is healthy only for operators who understand what they are buying. A $306K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within MO, ZIP 63028 trails on several market indicators that neighboring Jefferson County submarkets outperform. The gap is real and sturdy enough to shape underwriting.
From a cash-flow lens, 27,913 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The 63028 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Festus:
Property Strategy for 63028
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $195,754 | $1,070 | 3.9% | +7.7% | $97,877 |
| 3BR | $301,830 | $1,380 | 3.3% | +7.8% | $100,610 |
| 4BR | $382,295 | $1,590 | 3.0% | +7.5% | $95,574 |
| 5BR | $477,214 | — | — | +6.9% | $95,443 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 63028 Compare?
| Metric | 63028 | Festus | St. Louis, MO-IL | Missouri |
|---|---|---|---|---|
| Home Value | $306,075 | $306,075 | N/A | $254,657 |
| 5-Year CAGR | 5.2% | 5.2% | N/A | 7.0% |
| Avg Rent | $970 | $970 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
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 63028 (Festus, MO). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 63028 (Festus, MO)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $306,075 |
| Monthly Rent | $970 |
| Price-to-Rent | 26.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | +6.5% ▲ |
| 3-Year CAGR | +4.9% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +5.7% ▲ |
🏠 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 (2.5%). 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 63028
Population: 27,913
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 63028
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 610 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are there empty rentals in Festus, MO?
Festus, MO sees elevated vacancy, which is reasonable relative to the broader MO rental market.
How much does a house cost in Festus, MO?
In Festus, MO the median home value sits at $306K. Against the broader MO market, that reads as reasonable for most investors.
How does Festus, MO rate as a rental market?
Festus, MO scores 3.0/5 for investability. Home values sit at $306K and rents near $970/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Is the tenant base reliable in Festus, MO?
Tenant demand in Festus, MO is solid. The local workforce $970/mo rents across most rental classes.
Which investment style suits Festus, MO?
Investors usually favor careful cash-flow rentals with hands-on management in Festus, MO. With home values at $306K and rents near $970/mo, other strategies can work but produce reliable rather than outsized returns.
You know 63028 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 63028 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 63028 ranks in St. Louis, MO-IL
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 63028 (Festus)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 63028 (Festus, MO).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.