Real Estate Investing in Kansas City, Missouri (64106)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 64106 (Kansas City, MO)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 11.4% vacancy may signal weakening demand.
- Elevated poverty: 32.2% poverty rate — can affect rent collection.
What’s happening in Kansas City, MO (64106)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 64106 Kansas City
Investors eyeing 64106 need to respect the fundamentals at play. Home values of $218K come alongside slower price movement and elevated management overhead.
The 64106 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 64106 and stronger Kansas City ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Resident income in 64106 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 64106 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 Kansas City:
Property Strategy for 64106
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $162,896 | $1,310 | 5.8% | +1.5% | $162,896 |
| 2BR | $268,874 | $1,490 | 4.0% | +4.3% | $134,437 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 64106 Compare?
| Metric | 64106 | Kansas City | Kansas City, MO-KS | Missouri |
|---|---|---|---|---|
| Home Value | $217,527 | $268,620 | N/A | $254,657 |
| 5-Year CAGR | 1.7% | 4.9% | N/A | 7.0% |
| Avg Rent | $1,806 | $1,470 | N/A | - |
| Cap Rate | 6.5% | 5.1% | - | - |
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 64106 (Kansas City, MO). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 64106 (Kansas City, MO)?
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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 | $217,527 |
| Monthly Rent | $1,806 |
| Price-to-Rent | 10.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.0% |
| Cap Rate | 6.5% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | -2.4% ▼ |
| 3-Year CAGR | -0.7% ▼ |
| 5-Year CAGR | +1.7% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 Rent Trends
| 1-Year | +2.5% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (6.5%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 64106
Population: 10,666
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 64106
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
FAXON ELEMENTARY
GARFIELD ELEMENTARY
GLADSTONE ELEMENTARY
PHILLIS WHEATLEY ELEMENTARY
WENDELL PHILLIPS ELEMENTARY
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
Investor Insight: With 3,078 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Kansas City, MO a friendly market for rental owners?
The landlord environment in Kansas City, MO is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Is the tenant base reliable in Kansas City, MO?
Kansas City, MO draws a stable base of working renters. Demand at the $1,806/mo rent level is reasonable for standard single-family and small multi rentals.
What monthly rent should investors expect in Kansas City, MO?
Rent in Kansas City, MO is around $1,806/mo. The resulting rent-to-value relationship with $218K pricing is reasonable for most investor models.
What is the smart move for investors in Kansas City, MO?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Kansas City, MO. The numbers - $218K homes against $1,806/mo rents - support that play.
What is the average home sale price in Kansas City, MO?
Median home price in Kansas City, MO is near $218K, with a 5-year CAGR of 0.0%. Prices have been consistent and supportive of buy-and-hold strategies.
You know 64106 now. You don’t know where it ranks.
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How 64106 ranks in Kansas City, MO-KS
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