Real Estate Investing in Rayville, Missouri (64084)
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Should you buy in 64084 (Rayville, MO)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.1% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 30.0 — 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 Rayville, MO (64084)?
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Market Analysis: 64084 Rayville
The 64084 ZIP in Rayville, MO is a local-operator market. Outside capital chasing a $346K entry has to pair deep knowledge with the discount.
For an experienced owner, 64084 can be a an appealing option for hunting ground — but the discount at $346K reflects genuine risk that outside investors often underestimate.
Statewide comparisons place 64084 among MO's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 64084 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.
Distressed ZIPs reward experience. resilient returns are possible in 64084, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Rayville:
Market Trends
Home Value History (with trend line)
📊 How Does 64084 Compare?
| Metric | 64084 | Rayville | Kansas City, MO-KS | Missouri |
|---|---|---|---|---|
| Home Value | $346,439 | $346,439 | N/A | $254,657 |
| 5-Year CAGR | 7.0% | 7.0% | N/A | 7.0% |
| Avg Rent | $963 | $963 | N/A | - |
| Cap Rate | 2.2% | 2.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 64084 (Rayville, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $346,439 |
| Monthly Rent | $963 |
| Price-to-Rent | 30.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.2% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +7.7% ▲ |
| 3-Year CAGR | +6.7% ▲ |
| 5-Year CAGR | +7.0% ▲ |
| 10-Year CAGR | +9.3% ▲ |
🏠 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 (2.2%). 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 64084
Population: 1,241
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
Frequently Asked Questions
What are rental rates like in Rayville, MO?
The typical rental in Rayville, MO commands about $963/mo monthly. That rent profile stable cash flow against the $346K purchase basis.
How tight is the rental market in Rayville, MO?
Rental vacancy in Rayville, MO is elevated. Investors should budget normal turnover but not chronic empty units.
Is Rayville in MO worth investing in?
Yes - Rayville, MO a 3.0/5 investability score. With $346K home prices against $963/mo monthly rent, the market delivers a reasonable entry point for new investors.
How expensive is real estate in Rayville, MO?
Rayville, MO median home values land near $346K. That is reasonable territory for investors looking at $963/mo-per-month rentals.
Is it easy to find good tenants in Rayville, MO?
The tenant pool in Rayville, MO is solid, supported by local employment and population fundamentals. Rents of $963/mo are well-absorbed by the market.
You know 64084 now. You don’t know where it ranks.
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How 64084 ranks in Kansas City, MO-KS
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