Real Estate Investing in Farmington, Missouri (63640)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 63640 (Farmington, 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: 11.4% vacancy may signal weakening demand.
What’s happening in Farmington, MO (63640)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 63640 Farmington
ZIP 63640 in Farmington, MO carries a substantial set of headwinds. Home values near $262K and rents of $1,230/mo sit inside a market where underwriting has to be tight.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $262K asset, 63640 is the wrong submarket. If the plan prices in friction, the yield can still work.
Regionally, 63640 sits on the difficult end of the MO spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
Meanwhile, 28,800 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Distressed ZIPs reward experience. substantial returns are possible in 63640, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Farmington:
Property Strategy for 63640
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $129,208 | $740 | 4.1% | — | $129,208 |
| 2BR | $167,875 | $970 | 4.2% | +8.8% | $83,938 |
| 3BR | $251,667 | $1,250 | 3.6% | +8.1% | $83,889 |
| 4BR | $328,168 | $1,330 | 2.9% | +7.4% | $82,042 |
| 5BR | $438,760 | — | — | +7.8% | $87,752 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 63640 Compare?
| Metric | 63640 | Farmington | Farmington, MO | Missouri |
|---|---|---|---|---|
| Home Value | $261,871 | $261,871 | N/A | $254,657 |
| 5-Year CAGR | 5.9% | 5.9% | N/A | 7.0% |
| Avg Rent | $1,230 | $1,230 | N/A | - |
| Cap Rate | 3.7% | 3.7% | - | - |
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 63640 (Farmington, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $261,871 |
| Monthly Rent | $1,230 |
| Price-to-Rent | 17.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.7% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +6.1% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 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 (3.7%). 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 63640
Population: 28,800
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 63640
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
Investor Insight: With 585 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What real estate strategy is ideal for Farmington, MO?
Investors usually favor careful cash-flow rentals with hands-on management in Farmington, MO. With home values at $262K and rents near $1,230/mo, other strategies can work but produce even-keeled rather than outsized returns.
How deep is the rental pool in Farmington, MO?
Tenant quality in Farmington, MO ranks as solid. Landlords generally report reliable occupancy at market rents of $1,230/mo.
How much is rent in Farmington, MO?
Investors in Farmington, MO typically see rents near $1,230/mo per month against $262K home values - a solid setup for rental cash flow.
Does Farmington, MO favor landlords or tenants?
MO law landlord-friendly for landlords, and Farmington inherits those rules. Investors should still review local ordinances for rental licensing.
How tight is the rental market in Farmington, MO?
Farmington, MO vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 63640 now. You don’t know where it ranks.
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How 63640 ranks in Farmington, MO
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