Real Estate Investing in Leslie, Missouri (63056)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 63056 (Leslie, 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.
- Elevated vacancy: 11.7% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 26.0 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Leslie, MO (63056)?
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Market Analysis: 63056 Leslie
ZIP 63056 inside Franklin County looks affordable on the surface — median value of $278K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 63056 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 63056's metrics run below Franklin County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 63056 ZIP's population of 1,723 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
Experienced landlords with local relationships tend to find 63056 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 Leslie:
Property Strategy for 63056
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $260,837 | $990 | 2.7% | — | $130,418 |
| 3BR | $317,416 | $1,270 | 2.9% | — | $105,805 |
Market Trends
Home Value History (with trend line)
📊 How Does 63056 Compare?
| Metric | 63056 | Leslie | St. Louis, MO-IL | Missouri |
|---|---|---|---|---|
| Home Value | $278,339 | $278,339 | N/A | $254,657 |
| 5-Year CAGR | 5.8% | 5.8% | N/A | 7.0% |
| Avg Rent | $891 | $891 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 63056 (Leslie, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $278,339 |
| Monthly Rent | $891 |
| Price-to-Rent | 26.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 8.3% |
📈 Home Appreciation
| 1-Year | +11.1% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 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 63056
Population: 1,723
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Is Leslie, MO landlord-friendly?
MO law landlord-friendly for landlords, and Leslie inherits those rules. Investors should still review local ordinances for rental licensing.
What is the typical renter like in Leslie, MO?
Leslie, MO offers a reliable renter base at the $891/mo rent level. Tenant turnover is reasonable for well-managed properties.
How strong are rents in Leslie, MO?
Investors in Leslie, MO typically see rents near $891/mo per month against $278K home values - a solid setup for rental cash flow.
What investment strategy works best in Leslie, MO?
Most investors in Leslie, MO run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
How much does a house cost in Leslie, MO?
In Leslie, MO the median home value sits at $278K. Against the broader MO market, that reads as reasonable for most investors.
You know 63056 now. You don’t know where it ranks.
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How 63056 ranks in St. Louis, MO-IL
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