Real Estate Investing in Canton, Missouri (63435)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 63435 (Canton, 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 vacancy: 22.7% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Canton, MO (63435)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 63435 Canton
ZIP 63435 inside Lewis County looks affordable on the surface — median value of $197K — 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 63435 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 63435 among MO's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 63435 ZIP's population of 4,285 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Canton:
Market Trends
Home Value History (with trend line)
📊 How Does 63435 Compare?
| Metric | 63435 | Canton | Quincy, IL-MO | Missouri |
|---|---|---|---|---|
| Home Value | $197,363 | $197,363 | N/A | $254,657 |
| 5-Year CAGR | 6.1% | 6.1% | N/A | 7.0% |
| Avg Rent | $801 | $801 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
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 63435 (Canton, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $197,363 |
| Monthly Rent | $801 |
| Price-to-Rent | 20.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +11.1% ▲ |
| 3-Year CAGR | +7.8% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 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 (3.2%). 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 63435
Population: 4,285
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 63435
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
Which investment style suits Canton, MO?
A careful cash-flow rentals with hands-on management strategy Canton, MO best. The market produces stable results for that approach at the $197K price point.
What is the typical rental rate in Canton, MO?
Investors in Canton, MO typically see rents near $801/mo per month against $197K home values - a solid setup for rental cash flow.
How quickly do rentals get leased in Canton, MO?
Canton, MO carries elevated vacancy risk. Expect steady absorption at market rents of $801/mo.
What is it like being a landlord in Canton, MO?
MO ranks as a landlord-friendly state for landlord-tenant law. Canton generally follows the statewide framework, so landlords face reasonable operating rules.
What is the tenant pool like in Canton, MO?
The tenant pool in Canton, MO is solid, supported by local employment and population fundamentals. Rents of $801/mo are well-absorbed by the market.
You know 63435 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 63435 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 63435 ranks in Quincy, IL-MO
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