Real Estate Investing in Clinton, Missouri (64735)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 64735 (Clinton, 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.
- Elevated vacancy: 11.0% 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 Clinton, MO (64735)?
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Market Analysis: 64735 Clinton
This part of Henry County is not an easy win. The 64735 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Meanwhile, the numbers look inviting — $232K purchase price, 0.0% nominal cap — the work to hit that pro forma in 64735 is substantial and deserves full respect.
Nearby ZIPs in Clinton have seen price recovery that 64735 has not matched. Henry County data supports the view that the spread is structural rather than temporary.
The 64735 ZIP's population of 13,572 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that comes in at the need for careful underwriting.
New investors are better served looking at Clinton's stable or hybrid ZIPs before stepping into 64735. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Clinton:
Property Strategy for 64735
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $123,361 | $890 | 5.2% | +9.1% | $61,680 |
| 3BR | $230,073 | $1,170 | 3.7% | +9.6% | $76,691 |
| 4BR | $332,082 | $1,180 | 2.6% | +9.0% | $83,021 |
Market Trends
Home Value History (with trend line)
📊 How Does 64735 Compare?
| Metric | 64735 | Clinton | Missouri |
|---|---|---|---|
| Home Value | $231,644 | $231,644 | $254,657 |
| 5-Year CAGR | 6.2% | 6.2% | 7.0% |
| Avg Rent | $801 | $801 | - |
| Cap Rate | 2.7% | 2.7% | - |
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 64735 (Clinton, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $231,644 |
| Monthly Rent | $801 |
| Price-to-Rent | 24.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +5.6% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +8.6% ▲ |
🏠 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 (2.7%). 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 64735
Population: 13,572
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 64735
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
Should investors worry about vacancy in Clinton, MO?
Clinton, MO sees elevated vacancy, which is reasonable relative to the broader MO rental market.
What are rental rates like in Clinton, MO?
Rental rates in Clinton, MO average $801/mo. Tenant demand and $232K home values make the yield look reasonable by investor standards.
How landlord-friendly is Clinton, MO?
The landlord environment in Clinton, MO is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Is house hacking profitable in Clinton, MO?
House hacking in Clinton, MO is reasonable to execute. Prices around $232K and rents of $801/mo solid owner-occupant economics.
How strong is Clinton, MO for real estate investors?
Clinton, MO scores 3.0/5 for investability. Home values sit at $232K and rents near $801/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 64735 now. You don’t know where it ranks.
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