Real Estate Investing in Smithville, Missouri (64089)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 64089 (Smithville, 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 Smithville, MO (64089)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 64089 Smithville
Investors eyeing 64089 need to respect the fundamentals at play. Home values of $383K come alongside slower price movement and elevated management overhead.
Rent of $1,862/mo on a $383K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 64089 sits below the stated 0.0% once reality is priced in.
Turning to rents, 64089 offers a low basis, the region around Smithville has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 64089 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 64089 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 Smithville:
Property Strategy for 64089
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $270,309 | $1,310 | 3.5% | +7.7% | $135,154 |
| 3BR | $336,443 | $1,710 | 3.7% | +7.1% | $112,148 |
| 4BR | $427,888 | $2,030 | 3.4% | +6.1% | $106,972 |
| 5BR | $584,158 | — | — | +6.9% | $116,832 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 64089 Compare?
| Metric | 64089 | Smithville | Kansas City, MO-KS | Missouri |
|---|---|---|---|---|
| Home Value | $383,193 | $383,193 | N/A | $254,657 |
| 5-Year CAGR | 4.8% | 4.8% | N/A | 7.0% |
| Avg Rent | $1,862 | $1,862 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 64089 (Smithville, MO). Anonymous, moderated, never written by AI.
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Property managers serving Clay 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
Voepel Property Management is now Auben Realty, a full-service real estate investment brokerage based out of Augusta, GA, serving property owners, residents, and investors in the Kansas City area. 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 | $383,193 |
| Monthly Rent | $1,862 |
| Price-to-Rent | 17.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +4.5% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 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 (3.8%). 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 64089
Population: 14,060
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 64089
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
How quickly do rentals get leased in Smithville, MO?
Vacancy risk in Smithville, MO is elevated. That supports reliable cash flow for typical rental holds.
Are tenants stable in Smithville, MO?
Smithville, MO draws a reliable base of working renters. Demand at the $1,862/mo rent level is reasonable for standard single-family and small multi rentals.
How should investors approach Smithville, MO?
Most investors in Smithville, MO run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What is it like being a landlord in Smithville, MO?
MO law landlord-friendly for landlords, and Smithville inherits those rules. Investors should still review local ordinances for rental licensing.
How strong are rents in Smithville, MO?
Investors in Smithville, MO typically see rents near $1,862/mo per month against $383K home values - a solid setup for rental cash flow.
You know 64089 now. You don’t know where it ranks.
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How 64089 ranks in Kansas City, MO-KS
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