Real Estate Investing in Montrose, Missouri (64770)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 64770 (Montrose, MO)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Elevated vacancy: 8.9% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 28.5 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Montrose, MO (64770)?
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Market Analysis: 64770 Montrose
Investors eyeing 64770 need to respect the fundamentals at play. Home values of $289K come alongside slower price movement and elevated management overhead.
Stepping back, the numbers look inviting — $289K purchase price, 0.0% nominal cap — the work to hit that pro forma in 64770 is substantial and deserves full respect.
Within MO, ZIP 64770 trails on several market indicators that neighboring Henry County submarkets outperform. The gap is real and durable enough to shape underwriting.
A solid renter share of 25% in 64770 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 64770 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Montrose:
Market Trends
Home Value History (with trend line)
📊 How Does 64770 Compare?
| Metric | 64770 | Montrose | Kansas City, MO-KS | Missouri |
|---|---|---|---|---|
| Home Value | $289,451 | $289,451 | N/A | $254,657 |
| 5-Year CAGR | N/A | N/A | N/A | 7.0% |
| Avg Rent | $846 | $846 | N/A | - |
| Cap Rate | 2.3% | 2.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 64770 (Montrose, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $289,451 |
| Monthly Rent | $846 |
| Price-to-Rent | 28.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.3% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +11.8% ▲ |
| 3-Year CAGR | +6.6% ▲ |
| 5-Year CAGR | N/A |
| 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 (2.3%). 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 64770
Population: 1,163
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 64770
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
What is the smart move for investors in Montrose, MO?
In Montrose, MO the notable play is typically careful cash-flow rentals with hands-on management. The combination of $289K prices and $846/mo rents suits that approach.
How much do tenants pay in Montrose, MO?
Expect rents around $846/mo per month in Montrose, MO. With home values at $289K, the yield math works out to reasonable levels for rental investors.
Is Montrose, MO landlord-friendly?
MO law landlord-friendly for landlords, and Montrose inherits those rules. Investors should still review local ordinances for rental licensing.
Are there empty rentals in Montrose, MO?
Vacancy in Montrose, MO is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $846/mo.
What does house hacking look like in Montrose, MO?
The a challenging house-hack environment in Montrose, MO reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 64770 now. You don’t know where it ranks.
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How 64770 ranks in Kansas City, MO-KS
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