Real Estate Investing in Poplar Bluff, Missouri (63945)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 63945 (Poplar Bluff, 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: 22.8% 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 Poplar Bluff, MO (63945)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 63945 Poplar Bluff
ZIP 63945 inside Butler County looks affordable on the surface — median value of $190K — but the discount exists for reasons that a careful buyer should understand before committing.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $190K asset, 63945 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader MO picture, 63945 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 63945 ZIP's population of 1,278 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that comes in at the need for careful underwriting.
trends toward 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 Poplar Bluff:
Market Trends
Home Value History (with trend line)
📊 How Does 63945 Compare?
| Metric | 63945 | Poplar Bluff | Poplar Bluff, MO | Missouri |
|---|---|---|---|---|
| Home Value | $189,742 | $187,471 | N/A | $254,657 |
| 5-Year CAGR | 7.3% | 5.4% | N/A | 7.0% |
| Avg Rent | $801 | $851 | N/A | - |
| Cap Rate | 3.3% | 3.6% | - | - |
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 63945 (Poplar Bluff, MO). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 63945 (Poplar Bluff, MO)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $189,742 |
| Monthly Rent | $801 |
| Price-to-Rent | 19.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 10.6% |
📈 Home Appreciation
| 1-Year | +14.2% ▲ |
| 3-Year CAGR | +7.6% ▲ |
| 5-Year CAGR | +7.3% ▲ |
| 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 (3.3%). 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 63945
Population: 1,278
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 63945
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 913 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong are rents in Poplar Bluff, MO?
Investors in Poplar Bluff, MO typically see rents near $801/mo per month against $190K home values - a solid setup for rental cash flow.
How strong is the working-renter base in Poplar Bluff, MO?
Tenant demand in Poplar Bluff, MO is solid. The local workforce $801/mo rents across most rental classes.
What is the rental occupancy rate in Poplar Bluff, MO?
Occupancy in Poplar Bluff, MO runs reliable with elevated vacancy. Well-priced units at $801/mo lease on reasonable timelines.
Are landlord laws favorable in Poplar Bluff, MO?
Poplar Bluff, MO operates under MO law, which is landlord-friendly overall for landlords. Expect stable treatment in typical lease and eviction cases.
Does Poplar Bluff, MO make sense for an investment property?
With a 3.0/5 investability score, Poplar Bluff, MO ranks as a solid market for rental property investors. Median prices of $190K and rents of $801/mo drive the underlying numbers.
You know 63945 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 63945 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 63945 ranks in Poplar Bluff, MO
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 63945 (Poplar Bluff)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 63945 (Poplar Bluff, MO).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.