Real Estate Investing in Lees Summit, Missouri (64082)
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Should you buy in 64082 (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 (64082)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 64082 Lees Summit
This part of Jackson County is not an easy win. The 64082 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $1,720/mo on a $470K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 64082 sits below the stated 0.0% once reality is priced in.
ZIP 64082's metrics run below Jackson County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 64082 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 64082 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 Lees Summit:
Property Strategy for 64082
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $317,332 | $1,990 | 4.5% | +6.2% | $158,666 |
| 3BR | $376,307 | $2,590 | 5.0% | +6.4% | $125,436 |
| 4BR | $477,485 | $3,080 | 4.6% | +6.0% | $119,371 |
| 5BR | $563,237 | — | — | +5.7% | $112,647 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 64082 Compare?
| Metric | 64082 | Lees Summit | Kansas City, MO-KS | Missouri |
|---|---|---|---|---|
| Home Value | $470,371 | $338,758 | N/A | $254,657 |
| 5-Year CAGR | 4.4% | 4.7% | N/A | 7.0% |
| Avg Rent | $1,720 | $1,732 | N/A | - |
| Cap Rate | 2.9% | 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 64082 (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 | $470,371 |
| Monthly Rent | $1,720 |
| Price-to-Rent | 22.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.9% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +5.0% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 Rent Trends
| 1-Year | +7.9% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.9%). 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 64082
Population: 19,729
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 64082
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 landlord laws favorable in Lees Summit, MO?
MO ranks as a landlord-friendly state for landlord-tenant law. Lees Summit generally follows the statewide framework, so landlords face reasonable operating rules.
What is the typical renter like in Lees Summit, MO?
The tenant pool in Lees Summit, MO is solid, supported by local employment and population fundamentals. Rents of $1,720/mo are well-absorbed by the market.
Where do home prices stand in Lees Summit, MO?
Homes in Lees Summit, MO typically sell near $470K. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
What kind of market is Lees Summit, MO for investors?
With a 3.0/5 investability score, Lees Summit, MO ranks as a solid market for rental property investors. Median prices of $470K and rents of $1,720/mo drive the underlying numbers.
What does house hacking look like in Lees Summit, MO?
Lees Summit, MO offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,720/mo rent level.
You know 64082 now. You don’t know where it ranks.
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How 64082 ranks in Kansas City, MO-KS
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