Real Estate Investing in Kansas City, Missouri (64109)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 64109 (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.
- High vacancy: 20.3% of homes vacant — above national norms.
What’s happening in Kansas City, MO (64109)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 64109 Kansas City
Not every below-median market is a bargain. Kansas City's 64109 ZIP registers signals that favor experienced operators who can absorb the risk $182K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 64109 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 64109's metrics run below Jackson County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 64109 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.
New investors are better served looking at Kansas City's stable or hybrid ZIPs before stepping into 64109. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Kansas City:
Property Strategy for 64109
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $103,940 | $1,090 | 7.6% | +8.4% | $51,970 |
| 3BR | $144,224 | $1,420 | 7.1% | +6.5% | $48,075 |
| 4BR | $241,366 | $1,690 | 5.0% | +4.4% | $60,342 |
| 5BR | $349,352 | — | — | +4.8% | $69,870 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 64109 Compare?
| Metric | 64109 | Kansas City | Kansas City, MO-KS | Missouri |
|---|---|---|---|---|
| Home Value | $181,615 | $268,620 | N/A | $254,657 |
| 5-Year CAGR | 3.0% | 4.9% | N/A | 7.0% |
| Avg Rent | $1,163 | $1,470 | N/A | - |
| Cap Rate | 5.0% | 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 64109 (Kansas City, 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 | $181,615 |
| Monthly Rent | $1,163 |
| Price-to-Rent | 13.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.7% |
| Cap Rate | 5.0% |
| 5-Year IRR | 8.0% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +3.0% ▲ |
| 10-Year CAGR | +10.9% ▲ |
🏠 Rent Trends
| 1-Year | +3.8% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +5.6% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.0%). 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 64109
Population: 10,274
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 64109
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
CENTRAL MIDDLE SCHOOL
FOREIGN LANGUAGE ACADEMY
GEORGE MELCHER ELEMENTARY
PASEO ACAD. OF PERFORMING ARTS
PHILLIS WHEATLEY 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
Which real estate strategy fits Kansas City, MO?
In Kansas City, MO the durable play is typically careful cash-flow rentals with hands-on management. The combination of $182K prices and $1,163/mo rents suits that approach.
Do rentals sit vacant long in Kansas City, MO?
Kansas City, MO sees elevated vacancy, which is reasonable relative to the broader MO rental market.
What is the average monthly rent in Kansas City, MO?
Average rent in Kansas City, MO is approximately $1,163/mo per month. Against $182K home values that yields a reasonable rent-to-price ratio.
Are landlord laws favorable in Kansas City, MO?
MO ranks as a landlord-friendly state for landlord-tenant law. Kansas City generally follows the statewide framework, so landlords face reasonable operating rules.
What is the median home value in Kansas City, MO?
Median home price in Kansas City, MO is near $182K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
You know 64109 now. You don’t know where it ranks.
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How 64109 ranks in Kansas City, MO-KS
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