Real Estate Investing in McFall, Missouri (64657)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 64657 (McFall, MO)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 39.2% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.1% CAGR).
• 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 McFall, MO (64657)?
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Market Analysis: 64657 McFall
ZIP 64657 in McFall, MO carries a notable set of headwinds. Home values near $163K and rents of $810/mo sit inside a market where underwriting has to be tight.
Rent of $810/mo on a $163K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 64657 sits below the stated 0.0% once reality is priced in.
In the broader MO picture, 64657 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 64657 ZIP's population of 329 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
Distressed ZIPs reward experience. significant returns are possible in 64657, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in McFall:
Market Trends
Home Value History (with trend line)
📊 How Does 64657 Compare?
| Metric | 64657 | McFall | Missouri |
|---|---|---|---|
| Home Value | $163,107 | $163,107 | $254,657 |
| 5-Year CAGR | 1.1% | 1.1% | 7.0% |
| Avg Rent | $810 | $810 | - |
| Cap Rate | 3.9% | 3.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 64657 (McFall, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $163,107 |
| Monthly Rent | $810 |
| Price-to-Rent | 16.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 5.0% |
📈 Home Appreciation
| 1-Year | +14.8% ▲ |
| 3-Year CAGR | +6.7% ▲ |
| 5-Year CAGR | +1.1% ▲ |
| 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 (3.9%). 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 64657
Population: 329
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
Frequently Asked Questions
How much does a house cost in McFall, MO?
In McFall, MO the median home value sits at $163K. Against the broader MO market, that reads as reasonable for most investors.
What is the typical renter like in McFall, MO?
Tenant quality in McFall, MO ranks as solid. Landlords generally report measured occupancy at market rents of $810/mo.
What is it like being a landlord in McFall, MO?
MO ranks as a landlord-friendly state for landlord-tenant law. McFall generally follows the statewide framework, so landlords face reasonable operating rules.
Do rentals sit vacant long in McFall, MO?
Rental vacancy in McFall, MO is elevated. Investors should budget normal turnover but not chronic empty units.
Can I live-in-and-rent in McFall, MO?
House hacking in McFall, MO is a challenging. With home values around $163K and rents at $810/mo, owner-occupants can offset a meaningful share of PITI.
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