Real Estate Investing in Cainsville, Missouri (64632)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 64632 (Cainsville, MO)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 43.6% of homes vacant — above national norms.
- 1-year downturn: Values declined 3.2% in the last year.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Cainsville, MO (64632)?
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Market Analysis: 64632 Cainsville
The 64632 ZIP in Cainsville, MO is a local-operator market. Outside capital chasing a $157K entry has to pair deep knowledge with the discount.
Meanwhile, the numbers look inviting — $157K purchase price, 0.0% nominal cap — the work to hit that pro forma in 64632 is substantial and deserves full respect.
The gap between 64632 and stronger Cainsville ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Looking more closely, 401 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategy in 64632 is an operator game, not a passive one. From an investor standpoint, entry prices of $157K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Cainsville:
Market Trends
Home Value History (with trend line)
📊 How Does 64632 Compare?
| Metric | 64632 | Cainsville | Missouri |
|---|---|---|---|
| Home Value | $157,258 | $157,258 | $254,657 |
| 5-Year CAGR | 5.1% | 5.1% | 7.0% |
| Avg Rent | $909 | $909 | - |
| Cap Rate | 4.5% | 4.5% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 64632 (Cainsville, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $157,258 |
| Monthly Rent | $909 |
| Price-to-Rent | 14.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.9% |
| Cap Rate | 4.5% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | -3.2% ▼ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (4.5%). 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 64632
Population: 401
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 64632
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
Frequently Asked Questions
How quickly do rentals get leased in Cainsville, MO?
Cainsville, MO carries elevated vacancy risk. Expect stable absorption at market rents of $909/mo.
How do home values compare in Cainsville, MO?
Homes in Cainsville, MO typically sell near $157K. Prices have moved at a 0.0% 5-year CAGR, which consistent long-term demand.
Is Cainsville, MO a smart market for rental property?
The 3.0/5 investability rating in Cainsville, MO reflects its $157K prices and $909/mo rents. Investors generally consider it a solid option within MO.
Is MO a landlord-friendly state?
The landlord environment in Cainsville, MO is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What real estate strategy is ideal for Cainsville, MO?
For Cainsville, MO, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
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