Real Estate Investing in Union, Missouri (63084)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 63084 (Union, 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: 8.4% vacancy may signal weakening demand.
What’s happening in Union, MO (63084)?
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Market Analysis: 63084 Union
Not every below-median market is a bargain. Union's 63084 ZIP comes in at signals that favor experienced operators who can absorb the risk $262K pricing implies.
For an experienced owner, 63084 can be a a viable market for hunting ground — but the discount at $262K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Union have seen price recovery that 63084 has not matched. Franklin County data supports the view that the spread is structural rather than temporary.
The 63084 ZIP's population of 20,511 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
The 63084 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 Union:
Property Strategy for 63084
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $130,695 | $800 | 4.4% | — | $130,695 |
| 2BR | $190,374 | $990 | 3.7% | +7.2% | $95,187 |
| 3BR | $265,216 | $1,270 | 3.4% | +6.8% | $88,405 |
| 4BR | $315,648 | $1,480 | 3.4% | +6.4% | $78,912 |
| 5BR | $351,151 | — | — | +5.1% | $70,230 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 63084 Compare?
| Metric | 63084 | Union | St. Louis, MO-IL | Missouri |
|---|---|---|---|---|
| Home Value | $261,630 | $261,630 | N/A | $254,657 |
| 5-Year CAGR | 5.1% | 5.1% | N/A | 7.0% |
| Avg Rent | $1,186 | $1,186 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 63084 (Union, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $261,630 |
| Monthly Rent | $1,186 |
| Price-to-Rent | 18.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 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 (3.5%). 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 63084
Population: 20,511
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 63084
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
Frequently Asked Questions
Are homes affordable in Union, MO?
In Union, MO the median home value sits at $262K. Against the broader MO market, that reads as reasonable for most investors.
What investment strategy works best in Union, MO?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Union, MO. The numbers - $262K homes against $1,186/mo rents - support that play.
How strong is tenant demand in Union, MO?
Tenant demand in Union, MO is solid. The local workforce $1,186/mo rents across most rental classes.
Are eviction rules reasonable in Union, MO?
The landlord environment in Union, MO is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Does Union, MO make sense for an investment property?
Investors tracking Union, MO will find a 3.0/5 rating supported by $262K median home values and $1,186/mo rents. That profile suits long-term holders targeting predictable returns.
You know 63084 now. You don’t know where it ranks.
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How 63084 ranks in St. Louis, MO-IL
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