Real Estate Investing in Winfield, Missouri (63389)
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Should you buy in 63389 (Winfield, 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 26.0 — 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 Winfield, MO (63389)?
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Market Analysis: 63389 Winfield
Not every below-median market is a bargain. Winfield's 63389 ZIP sits at signals that favor experienced operators who can absorb the risk $287K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $287K asset, 63389 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 63389 and stronger Winfield ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Employment concentration in 63389 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 63389 is an operator game, not a passive one. Looking more closely, entry prices of $287K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Winfield:
Property Strategy for 63389
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $233,888 | $1,020 | 3.1% | +9.1% | $116,944 |
| 3BR | $275,496 | $1,310 | 3.4% | +8.4% | $91,832 |
| 4BR | $331,191 | $1,520 | 3.3% | +7.6% | $82,798 |
Market Trends
Home Value History (with trend line)
📊 How Does 63389 Compare?
| Metric | 63389 | Winfield | St. Louis, MO-IL | Missouri |
|---|---|---|---|---|
| Home Value | $286,891 | $286,891 | N/A | $254,657 |
| 5-Year CAGR | 6.4% | 6.4% | N/A | 7.0% |
| Avg Rent | $918 | $918 | 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 63389 (Winfield, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $286,891 |
| Monthly Rent | $918 |
| Price-to-Rent | 26.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +8.0% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 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 63389
Population: 7,159
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 63389
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
Should investors consider Winfield, MO?
With a 3.0/5 investability score, Winfield, MO ranks as a solid market for rental property investors. Median prices of $287K and rents of $918/mo drive the underlying numbers.
How do landlord-tenant laws work in Winfield, MO?
MO ranks as a landlord-friendly state for landlord-tenant law. Winfield generally follows the statewide framework, so landlords face reasonable operating rules.
What is the average monthly rent in Winfield, MO?
Rent in Winfield, MO is around $918/mo. The resulting rent-to-value relationship with $287K pricing is reasonable for most investor models.
Is Winfield, MO good for house hacking?
The house hack math a challenging in Winfield, MO. Owner-occupant buyers benefit from the $918/mo rents and $287K home values.
What investment strategy works best in Winfield, MO?
Most investors in Winfield, 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.
You know 63389 now. You don’t know where it ranks.
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How 63389 ranks in St. Louis, MO-IL
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