Real Estate Investing in Lees Summit, Missouri (64086)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 64086 (Lees Summit, 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.
- Elevated vacancy: 9.4% vacancy may signal weakening demand.
What’s happening in Lees Summit, MO (64086)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 64086 Lees Summit
The 64086 ZIP in Lees Summit, MO is a local-operator market. Outside capital chasing a $385K entry has to pair deep knowledge with the discount.
Rent of $1,602/mo on a $385K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 64086 sits below the stated 0.0% once reality is priced in.
From a cash-flow lens, 64086 offers a low basis, the region around Lees Summit has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 64086 ZIP's population of 23,483 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
The 64086 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 64086
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $352,508 | $1,310 | 2.7% | +2.2% | $352,508 |
| 2BR | $325,587 | $1,490 | 3.3% | +2.2% | $162,794 |
| 3BR | $321,121 | $1,940 | 4.3% | +7.0% | $107,040 |
| 4BR | $478,395 | $2,310 | 3.5% | +6.1% | $119,599 |
| 5BR | $682,565 | — | — | +5.9% | $136,513 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 64086 Compare?
| Metric | 64086 | Lees Summit | Kansas City, MO-KS | Missouri |
|---|---|---|---|---|
| Home Value | $384,811 | $338,758 | N/A | $254,657 |
| 5-Year CAGR | 4.5% | 4.7% | N/A | 7.0% |
| Avg Rent | $1,602 | $1,732 | N/A | - |
| Cap Rate | 3.3% | 3.4% | - | - |
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 64086 (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 | $384,811 |
| Monthly Rent | $1,602 |
| Price-to-Rent | 20.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.3% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | +5.8% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 Rent Trends
| 1-Year | +0.4% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.3%). 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 64086
Population: 23,483
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 64086
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 do landlords charge for rent in Lees Summit, MO?
Rent in Lees Summit, MO is around $1,602/mo. The resulting rent-to-value relationship with $385K pricing is reasonable for most investor models.
Do landlords face vacancy issues in Lees Summit, MO?
Expect elevated vacancy in Lees Summit, MO. Rents at $1,602/mo are absorbed by the tenant base without meaningful lag.
Are homes affordable in Lees Summit, MO?
Lees Summit, MO median home values land near $385K. That is reasonable territory for investors looking at $1,602/mo-per-month rentals.
What real estate strategy is ideal for Lees Summit, MO?
Lees Summit, MO investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($385K prices, $1,602/mo rents) make it a reasonable choice.
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.
You know 64086 now. You don’t know where it ranks.
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How 64086 ranks in Kansas City, MO-KS
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