Real Estate Investing in Saint Joseph, Missouri (64504)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 64504 (Saint Joseph, 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.
- Elevated vacancy: 11.6% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Saint Joseph, MO (64504)?
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Market Analysis: 64504 Saint Joseph
Not every below-median market is a bargain. Saint Joseph's 64504 ZIP clocks in at signals that favor experienced operators who can absorb the risk $137K pricing implies.
Rent of $981/mo on a $137K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 64504 sits below the stated 0.0% once reality is priced in.
Turning to rents, 64504 offers a low basis, the region around Saint Joseph has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Resident income in 64504 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Saint Joseph's stable or hybrid ZIPs before stepping into 64504. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Saint Joseph:
Property Strategy for 64504
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $107,009 | $1,090 | 7.3% | +10.5% | $53,505 |
| 3BR | $167,079 | $1,380 | 5.9% | +8.7% | $55,693 |
Market Trends
Home Value History (with trend line)
📊 How Does 64504 Compare?
| Metric | 64504 | Saint Joseph | St. Joseph, MO-KS | Missouri |
|---|---|---|---|---|
| Home Value | $137,267 | $188,194 | N/A | $254,657 |
| 5-Year CAGR | 5.4% | 6.5% | N/A | 7.0% |
| Avg Rent | $981 | $1,130 | N/A | - |
| Cap Rate | 5.6% | 4.9% | - | - |
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 64504 (Saint Joseph, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $137,267 |
| Monthly Rent | $981 |
| Price-to-Rent | 11.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.6% |
| Cap Rate | 5.6% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +5.2% ▲ |
| 3-Year CAGR | +6.2% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 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 (5.6%). 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 64504
Population: 10,286
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 64504
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 580 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much does a house cost in Saint Joseph, MO?
Saint Joseph, MO median home values land near $137K. That is reasonable territory for investors looking at $981/mo-per-month rentals.
Is MO a landlord-friendly state?
Saint Joseph, MO falls under MO landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What kind of market is Saint Joseph, MO for investors?
The 3.0/5 investability rating in Saint Joseph, MO reflects its $137K prices and $981/mo rents. Investors generally consider it a solid option within MO.
Is Saint Joseph, MO suited for a house hack?
Saint Joseph, MO is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $137K price point reasonable to enter.
Are tenants stable in Saint Joseph, MO?
The renter base in Saint Joseph, MO is reasonable for the $981/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
You know 64504 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 64504 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 64504 ranks in St. Joseph, MO-KS
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