Real Estate Investing in Raytown, Missouri (64138)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 64138 (Raytown, MO)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
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 Raytown, MO (64138)?
Click any question — our AI will research it live from the web and show you sources.
Local Pulse Report
AI-researched developments and news for Raytown, MO (64138). Updated on demand as visitors ask.
Schools in Raytown, MO (64138) Updated 34 days ago
Opportunities
- In April 2023, voters approved a $35 million no-tax-increase bond for facility improvements at Raytown South High School and Raytown High School. — This bond funds new performing arts centers and auxiliary gyms, enhancing arts and athletic opportunities for students. Raytown C-2 School District
- The district approved a 2026-27 pay proposal including a 3% base salary increase for all staff. — This aims to improve staff retention and attract new talent, benefiting student learning. Ballotpedia
- The Ray of HOPE Online Academy, launched in September 2025, re-engages students who have dropped from high school rosters. — This program provides an alternative pathway for students to complete their education and achieve academic progress. Raytown C-2 School District
- The district continues its 'Ignite' initiative, focusing on STEAM subjects and providing real-world technology experiences. — This initiative prepares students for technology-rich work environments and future careers in scientific and technological fields. Raytown C-2 School District
- The Real World Learning (RWL) program aims for all high school students to graduate with market value assets by 2030. — This program provides students with work experiences and internships, making them more prepared for postsecondary education and employment. Raytown C-2 School District
Concerns
- The district's average testing ranking is 1/10, placing it in the bottom 50% of public schools in Missouri for the 2022-2023 school year. — Low proficiency scores in math (16%) and reading (29%) indicate academic challenges for students. Public School Review
- The graduation rate for Raytown C-2 School District decreased from 85% to 76% over five school years. — A declining graduation rate suggests fewer students are successfully completing high school. Public School Review
- Enrollment is predicted to decrease by over 5% in the next 10 years, leading to school assignment changes for approximately 220 students. — These changes may disrupt established school communities and necessitate adjustments for affected families. The Beacon
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
Here's what matters if you're considering buying a home in Raytown:
Property Strategy for 64138
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $152,939 | $1,260 | 5.9% | +9.5% | $76,469 |
| 3BR | $192,689 | $1,640 | 6.1% | +8.2% | $64,230 |
| 4BR | $251,226 | $1,950 | 5.6% | +7.5% | $62,806 |
| 5BR | $323,624 | — | — | +6.9% | $64,725 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 64138 Compare?
| Metric | 64138 | Raytown | Kansas City, MO-KS | Missouri |
|---|---|---|---|---|
| Home Value | $207,819 | $212,751 | N/A | $254,657 |
| 5-Year CAGR | 5.7% | 5.8% | N/A | 7.0% |
| Avg Rent | $1,459 | $1,430 | N/A | - |
| Cap Rate | 5.5% | 5.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 64138 (Raytown, MO). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 64138 (Raytown, 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 | $207,819 |
| Monthly Rent | $1,459 |
| Price-to-Rent | 11.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.4% |
| Cap Rate | 5.5% |
| 5-Year IRR | 11.2% |
📈 Home Appreciation
| 1-Year | +6.0% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +9.1% ▲ |
🏠 Rent Trends
| 1-Year | +8.8% ▲ |
| 3-Year CAGR | +6.2% ▲ |
| 5-Year CAGR | +6.4% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.5%). 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 64138
Population: 24,830
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 64138
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
Investor Insight: With 1,909 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do home values compare in Raytown, MO?
Homes in Raytown, MO typically sell near $208K. Prices have moved at a 0.0% 5-year CAGR, which consistent long-term demand.
How much is rent in Raytown, MO?
Rents in Raytown, MO run near $1,459/mo. Compared with median home prices of $208K that produces solid gross yields for typical rentals.
Is the tenant base reliable in Raytown, MO?
Tenant demand in Raytown, MO is solid. The local workforce $1,459/mo rents across most rental classes.
How tight is the rental market in Raytown, MO?
Raytown, MO carries elevated vacancy risk. Expect steady absorption at market rents of $1,459/mo.
How strict are landlord regulations in Raytown, MO?
Raytown, MO operates under MO law, which is landlord-friendly overall for landlords. Expect measured treatment in typical lease and eviction cases.
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How 64138 ranks in Kansas City, MO-KS
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