Real Estate Investing in Valles Mines, Missouri (63087)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 63087 (Valles Mines, 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.
- High price-to-rent: Price-to-rent ratio 26.8 — 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 Valles Mines, MO (63087)?
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Market Analysis: 63087 Valles Mines
ZIP 63087 in Valles Mines, MO carries a sturdy set of headwinds. Home values near $286K and rents of $891/mo sit inside a market where underwriting has to be tight.
The 63087 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 63087 and stronger Valles Mines ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Who lives in 63087 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 63087 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Valles Mines:
Market Trends
Home Value History (with trend line)
📊 How Does 63087 Compare?
| Metric | 63087 | Valles Mines | Farmington, MO | Missouri |
|---|---|---|---|---|
| Home Value | $285,964 | $285,964 | N/A | $254,657 |
| 5-Year CAGR | 5.2% | 5.2% | N/A | 7.0% |
| Avg Rent | $891 | $891 | N/A | - |
| Cap Rate | 2.4% | 2.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 63087 (Valles Mines, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $285,964 |
| Monthly Rent | $891 |
| Price-to-Rent | 26.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 7.6% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 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 (2.4%). 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 63087
Population: 1,173
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
Investor Insight: With 585 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What kind of market is Valles Mines, MO for investors?
Our data puts Valles Mines, MO at 3.0/5 for investability. Home prices of $286K and rents around $891/mo create a solid backdrop for investor activity.
What is the typical vacancy rate in Valles Mines, MO?
Occupancy in Valles Mines, MO runs even-keeled with elevated vacancy. Well-priced units at $891/mo lease on reasonable timelines.
What is the average home sale price in Valles Mines, MO?
Expect median prices around $286K in Valles Mines, MO. The market has run at a 0.0% 5-year CAGR, so entry costs have been even-keeled.
How do landlord-tenant laws work in Valles Mines, MO?
MO ranks as a landlord-friendly state for landlord-tenant law. Valles Mines generally follows the statewide framework, so landlords face reasonable operating rules.
What are rental rates like in Valles Mines, MO?
Average rent in Valles Mines, MO is approximately $891/mo per month. Against $286K home values that yields a reasonable rent-to-price ratio.
You know 63087 now. You don’t know where it ranks.
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How 63087 ranks in Farmington, MO
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