Real Estate Investing in Dawn, Missouri (64638)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 64638 (Dawn, MO)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 24.2% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 30.7 — hard to cash-flow at these prices.
• 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 Dawn, MO (64638)?
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Market Analysis: 64638 Dawn
ZIP 64638 inside Carroll County looks affordable on the surface — median value of $295K — but the discount exists for reasons that a careful buyer should understand before committing.
The 64638 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Regionally, 64638 sits on the difficult end of the MO spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
Stepping back, 449 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.
Experienced landlords with local relationships tend to find 64638 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Dawn:
Market Trends
Home Value History (with trend line)
📊 How Does 64638 Compare?
| Metric | 64638 | Dawn | Missouri |
|---|---|---|---|
| Home Value | $295,251 | $283,533 | $254,657 |
| 5-Year CAGR | 8.2% | 8.2% | 7.0% |
| Avg Rent | $801 | $801 | - |
| Cap Rate | 2.1% | 2.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 64638 (Dawn, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $295,251 |
| Monthly Rent | $801 |
| Price-to-Rent | 30.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.1% |
| 5-Year IRR | 10.3% |
📈 Home Appreciation
| 1-Year | +4.9% ▲ |
| 3-Year CAGR | +6.7% ▲ |
| 5-Year CAGR | +8.2% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 (2.1%). 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 64638
Population: 449
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How does Dawn, MO rate as a rental market?
Dawn, MO scores 3.0/5 for investability. Home values sit at $295K and rents near $801/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Are rents high in Dawn, MO?
Dawn, MO rentals go for roughly $801/mo a month. That puts gross yield in solid territory relative to $295K acquisition costs.
What are vacancy rates like in Dawn, MO?
Dawn, MO sees elevated vacancy, which is reasonable relative to the broader MO rental market.
How qualified is the tenant pool in Dawn, MO?
Expect a solid tenant pool in Dawn, MO. The rental market absorbs $801/mo rents without meaningful friction.
Is rental property easy to operate in Dawn, MO?
Landlord-friendliness in Dawn, MO is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
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