Real Estate Investing in Black, Missouri (63625)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 63625 (Black, MO)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 36.3% of homes vacant — above national norms.
- Higher unemployment: 8.1% unemployment — tenant risk signal.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Black, MO (63625)?
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Market Analysis: 63625 Black
Investors eyeing 63625 need to respect the fundamentals at play. Home values of $188K come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $188K asset, 63625 is the wrong submarket. If the plan prices in friction, the yield can still work.
From a cash-flow lens, 63625 offers a low basis, the region around Black has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A impressive renter share of 5% in 63625 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Black's stable or hybrid ZIPs before stepping into 63625. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Black:
Market Trends
Home Value History (with trend line)
📊 How Does 63625 Compare?
| Metric | 63625 | Black | Missouri |
|---|---|---|---|
| Home Value | $187,985 | $187,985 | $254,657 |
| 5-Year CAGR | N/A | N/A | 7.0% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 3.6% | 3.6% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 63625 (Black, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $187,985 |
| Monthly Rent | $873 |
| Price-to-Rent | 17.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.6% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | +12.3% ▲ |
| 3-Year CAGR | +3.3% ▲ |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 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 (3.6%). 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 63625
Population: 501
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
Frequently Asked Questions
What do landlords charge for rent in Black, MO?
Rent in Black, MO is around $873/mo. The resulting rent-to-value relationship with $188K pricing is reasonable for most investor models.
What is the rental occupancy rate in Black, MO?
Black, MO vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How does Black, MO rate as a rental market?
Black, MO rates 2.0/5 for investability. With median values at $188K and rents near $873/mo, the market offers reasonable fundamentals for rental investors.
Is Black, MO a friendly market for rental owners?
For rental operators, Black, MO rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
How qualified is the tenant pool in Black, MO?
The tenant pool in Black, MO is solid, supported by local employment and population fundamentals. Rents of $873/mo are well-absorbed by the market.
You know 63625 now. You don’t know where it ranks.
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