Real Estate Investing in Pleasant Hill, Missouri (64080)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 64080 (Pleasant Hill, MO)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Pleasant Hill, MO (64080)?
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Market Analysis: 64080 Pleasant Hill
Investors eyeing 64080 need to respect the fundamentals at play. Home values of $374K come alongside slower price movement and elevated management overhead.
For an experienced owner, 64080 can be a worth a close look for hunting ground — but the discount at $374K reflects genuine risk that outside investors often underestimate.
ZIP 64080's metrics run below Cass County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 64080 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 64080 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 Pleasant Hill:
Property Strategy for 64080
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $227,867 | $1,290 | 4.1% | +7.0% | $113,934 |
| 3BR | $326,487 | $1,680 | 3.7% | +6.6% | $108,829 |
| 4BR | $439,702 | $2,000 | 3.3% | +6.3% | $109,925 |
| 5BR | $522,374 | — | — | +6.7% | $104,475 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 64080 Compare?
| Metric | 64080 | Pleasant Hill | Kansas City, MO-KS | Missouri |
|---|---|---|---|---|
| Home Value | $373,570 | $373,570 | N/A | $254,657 |
| 5-Year CAGR | 5.3% | 5.3% | N/A | 7.0% |
| Avg Rent | $1,797 | $1,797 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 64080 (Pleasant Hill, MO). Anonymous, moderated, never written by AI.
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Property managers serving Cass County
Manage rentals here? List your business →Alpine Property Management offers residential property management services in the Kansas City metro area, including Kansas City, Independence, Lees Summit, Blue Springs, Liberty, Gladstone, Overland P summary from their website
Meridian Realty & Property Management has been an innovative leader in the property management industry since 2013, managing 700+ single-family homes, multi-family units, and apartment complexes in Ka summary from their website
North Terrace Property Management offers premier Kansas City rentals, including elegant 2-bedroom lofts and spacious 3-bedroom townhomes in Belton, MO, and renovated 1-bedroom apartments in Midtown Ka summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $373,570 |
| Monthly Rent | $1,797 |
| Price-to-Rent | 17.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | +8.4% ▲ |
| 3-Year CAGR | +4.9% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 Rent Trends
| 1-Year | +18.5% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.8%). 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 64080
Population: 14,383
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 64080
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
Does Pleasant Hill, MO make sense for an investment property?
With a 3.0/5 investability score, Pleasant Hill, MO ranks as a solid market for rental property investors. Median prices of $374K and rents of $1,797/mo drive the underlying numbers.
Are homes affordable in Pleasant Hill, MO?
Pleasant Hill, MO median home values land near $374K. That is reasonable territory for investors looking at $1,797/mo-per-month rentals.
What do rentals go for in Pleasant Hill, MO?
Rental rates in Pleasant Hill, MO average $1,797/mo. Tenant demand and $374K home values make the yield look reasonable by investor standards.
Does Pleasant Hill, MO favor landlords or tenants?
Rental owners in Pleasant Hill, MO deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Do landlords face vacancy issues in Pleasant Hill, MO?
Rental vacancy in Pleasant Hill, MO is elevated. Investors should budget normal turnover but not chronic empty units.
You know 64080 now. You don’t know where it ranks.
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How 64080 ranks in Kansas City, MO-KS
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