Real Estate Investing in Lees Summit, Missouri (64081)
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Should you buy in 64081 (Lees Summit, MO)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
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 Lees Summit, MO (64081)?
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Market Analysis: 64081 Lees Summit
The 64081 ZIP in Lees Summit, MO is a local-operator market. Outside capital chasing a $427K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 64081 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within MO, ZIP 64081 trails on several market indicators that neighboring Jackson County submarkets outperform. The gap is real and solid enough to shape underwriting.
The 64081 ZIP's population of 25,293 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
The 64081 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Lees Summit:
Property Strategy for 64081
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $227,264 | $1,480 | 4.7% | +6.3% | $113,632 |
| 3BR | $323,982 | $1,930 | 4.3% | +6.8% | $107,994 |
| 4BR | $472,779 | $2,290 | 3.5% | +6.2% | $118,195 |
| 5BR | $593,528 | — | — | +6.2% | $118,706 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 64081 Compare?
| Metric | 64081 | Lees Summit | Kansas City, MO-KS | Missouri |
|---|---|---|---|---|
| Home Value | $426,725 | $338,758 | N/A | $254,657 |
| 5-Year CAGR | 4.7% | 4.7% | N/A | 7.0% |
| Avg Rent | $2,001 | $1,732 | N/A | - |
| Cap Rate | 3.7% | 3.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 64081 (Lees Summit, MO). Anonymous, moderated, never written by AI.
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Property managers serving Jackson 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 | $426,725 |
| Monthly Rent | $2,001 |
| Price-to-Rent | 17.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.7% |
| 5-Year IRR | 8.3% |
📈 Home Appreciation
| 1-Year | +5.8% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +6.1% ▲ |
🏠 Rent Trends
| 1-Year | +5.2% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | +3.1% ▲ |
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 64081
Population: 25,293
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 64081
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
Are renters plentiful in Lees Summit, MO?
Working renters make up the core of the Lees Summit, MO tenant base. The pool is reasonable for investors targeting long-term holds.
How does Lees Summit, MO rate as a rental market?
Lees Summit, MO scores 3.0/5 for investability. Home values sit at $427K and rents near $2,001/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the smart move for investors in Lees Summit, MO?
In Lees Summit, MO the solid play is typically careful cash-flow rentals with hands-on management. The combination of $427K prices and $2,001/mo rents suits that approach.
What kind of vacancy should I budget for in Lees Summit, MO?
Occupancy in Lees Summit, MO runs steady with elevated vacancy. Well-priced units at $2,001/mo lease on reasonable timelines.
Is Lees Summit, MO landlord-friendly?
MO ranks as a landlord-friendly state for landlord-tenant law. Lees Summit generally follows the statewide framework, so landlords face reasonable operating rules.
You know 64081 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 64081 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 64081 ranks in Kansas City, MO-KS
Every ZIP in this metro, ranked. Free.
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Community Ratings
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