Real Estate Investing in Albany, Missouri (64402)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 64402 (Albany, 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 cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 17.2% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Albany, MO (64402)?
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Market Analysis: 64402 Albany
This part of Gentry County is not an easy win. The 64402 ZIP reflects softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 64402 is sturdy only for operators who understand what they are buying. A $125K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In the broader MO picture, 64402 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 64402 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 64402 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 Albany:
Property Strategy for 64402
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $88,396 | $890 | 7.2% | +12.2% | $44,198 |
| 3BR | $148,726 | $1,230 | 6.0% | — | $49,575 |
| 4BR | $155,471 | $1,490 | 6.9% | — | $38,868 |
Market Trends
Home Value History (with trend line)
📊 How Does 64402 Compare?
| Metric | 64402 | Albany | Missouri |
|---|---|---|---|
| Home Value | $124,949 | $124,949 | $254,657 |
| 5-Year CAGR | 4.8% | 4.8% | 7.0% |
| Avg Rent | $801 | $801 | - |
| Cap Rate | 5.0% | 5.0% | - |
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 64402 (Albany, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $124,949 |
| Monthly Rent | $801 |
| Price-to-Rent | 13.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.7% |
| Cap Rate | 5.0% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +12.3% ▲ |
| 3-Year CAGR | +7.4% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 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 (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 64402
Population: 2,258
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 64402
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.
Frequently Asked Questions
How expensive is real estate in Albany, MO?
Expect median prices around $125K in Albany, MO. The market has run at a 0.0% 5-year CAGR, so entry costs have been measured.
Are rents high in Albany, MO?
The typical rental in Albany, MO commands about $801/mo monthly. That rent profile even-keeled cash flow against the $125K purchase basis.
Is MO a landlord-friendly state?
Albany, MO falls under MO landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Is Albany in MO worth investing in?
The 3.0/5 investability rating in Albany, MO reflects its $125K prices and $801/mo rents. Investors generally consider it a solid option within MO.
Is the tenant base reliable in Albany, MO?
Albany, MO draws a predictable base of working renters. Demand at the $801/mo rent level is reasonable for standard single-family and small multi rentals.
You know 64402 now. You don’t know where it ranks.
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