Real Estate Investing in Richmond, Missouri (64085)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 64085 (Richmond, 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: 12.7% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Richmond, MO (64085)?
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Market Analysis: 64085 Richmond
On balance, ZIP 64085 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $238K median. It rewards specialists, not generalists.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 64085 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Richmond have seen price recovery that 64085 has not matched. Ray County data supports the view that the spread is structural rather than temporary.
Resident income in 64085 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
tilts toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Richmond:
Property Strategy for 64085
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $153,868 | $1,030 | 4.8% | +11.5% | $76,934 |
| 3BR | $238,086 | $1,350 | 4.1% | +8.9% | $79,362 |
| 4BR | $319,059 | $1,570 | 3.5% | +8.3% | $79,765 |
Market Trends
Home Value History (with trend line)
📊 How Does 64085 Compare?
| Metric | 64085 | Richmond | Kansas City, MO-KS | Missouri |
|---|---|---|---|---|
| Home Value | $238,210 | $238,210 | N/A | $254,657 |
| 5-Year CAGR | 6.8% | 6.8% | N/A | 7.0% |
| Avg Rent | $927 | $927 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
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 64085 (Richmond, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $238,210 |
| Monthly Rent | $927 |
| Price-to-Rent | 21.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.0% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +9.1% ▲ |
🏠 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 (3.0%). 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 64085
Population: 8,113
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 64085
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
What is the median home value in Richmond, MO?
Expect median prices around $238K in Richmond, MO. The market has run at a 0.0% 5-year CAGR, so entry costs have been consistent.
What type of investing works in Richmond, MO?
Investors usually favor careful cash-flow rentals with hands-on management in Richmond, MO. With home values at $238K and rents near $927/mo, other strategies can work but produce predictable rather than outsized returns.
Are renters plentiful in Richmond, MO?
Richmond, MO draws a predictable base of working renters. Demand at the $927/mo rent level is reasonable for standard single-family and small multi rentals.
Is Richmond, MO a good place for real estate investing?
Richmond, MO sits at an investability rating of 3.0/5, with median home values near $238K and average rents around $927/mo. That combination puts it in the substantial tier for investor interest.
Is Richmond, MO a friendly market for rental owners?
Richmond, MO falls under MO landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
You know 64085 now. You don’t know where it ranks.
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How 64085 ranks in Kansas City, MO-KS
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