Real Estate Investing in Bates City, Missouri (64011)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 64011 (Bates City, 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: 18.1% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 34.3 — 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 Bates City, MO (64011)?
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Market Analysis: 64011 Bates City
This part of Lafayette County is not an easy win. The 64011 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 64011 can be a an appealing option for hunting ground — but the discount at $381K reflects genuine risk that outside investors often underestimate.
Statewide comparisons place 64011 among MO's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 64011 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 64011 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Bates City:
Property Strategy for 64011
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $250,349 | $1,030 | 3.0% | +10.8% | $125,175 |
| 3BR | $337,868 | $1,350 | 2.9% | +8.8% | $112,623 |
| 4BR | $454,091 | $1,570 | 2.5% | +9.6% | $113,523 |
Market Trends
Home Value History (with trend line)
📊 How Does 64011 Compare?
| Metric | 64011 | Bates City | Kansas City, MO-KS | Missouri |
|---|---|---|---|---|
| Home Value | $381,323 | $351,603 | N/A | $254,657 |
| 5-Year CAGR | 7.1% | 7.0% | N/A | 7.0% |
| Avg Rent | $927 | $1,350 | N/A | - |
| Cap Rate | 1.9% | 3.1% | - | - |
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 64011 (Bates City, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $381,323 |
| Monthly Rent | $927 |
| Price-to-Rent | 34.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | +11.6% ▲ |
| 3-Year CAGR | +6.6% ▲ |
| 5-Year CAGR | +7.1% ▲ |
| 10-Year CAGR | +8.9% ▲ |
🏠 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 (1.9%). 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 64011
Population: 4,591
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What kind of market is Bates City, MO for investors?
Investors tracking Bates City, MO will find a 3.0/5 rating supported by $381K median home values and $927/mo rents. That profile suits long-term holders targeting consistent returns.
How strong are rents in Bates City, MO?
Investors in Bates City, MO typically see rents near $927/mo per month against $381K home values - a solid setup for rental cash flow.
What is the smart move for investors in Bates City, MO?
Most investors in Bates City, 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.
Can owner-occupants cash flow in Bates City, MO?
Bates City, MO is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $381K price point reasonable to enter.
Is it easy to find good tenants in Bates City, MO?
Tenant demand in Bates City, MO is solid. The local workforce $927/mo rents across most rental classes.
You know 64011 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 64011 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 64011 ranks in Kansas City, MO-KS
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