Real Estate Investing in Sheldon, Missouri (64784)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 64784 (Sheldon, 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: 13.8% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Sheldon, MO (64784)?
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Market Analysis: 64784 Sheldon
The 64784 ZIP covers a section of Sheldon that demands careful diligence. Prices near $192K look accessible, but the work to make a deal cash flow is real.
Meanwhile, the numbers look inviting — $192K purchase price, 0.0% nominal cap — the work to hit that pro forma in 64784 is substantial and deserves full respect.
Nearby ZIPs in Sheldon have seen price recovery that 64784 has not matched. Vernon County data supports the view that the spread is structural rather than temporary.
Turning to rents, 1,346 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.
Strategically, 64784 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Sheldon:
Property Strategy for 64784
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $122,159 | $890 | 5.2% | — | $61,079 |
| 3BR | $208,029 | $1,130 | 3.9% | — | $69,343 |
Market Trends
Home Value History (with trend line)
📊 How Does 64784 Compare?
| Metric | 64784 | Sheldon | Missouri |
|---|---|---|---|
| Home Value | $191,882 | $191,882 | $254,657 |
| 5-Year CAGR | 7.5% | 7.5% | 7.0% |
| Avg Rent | $801 | $801 | - |
| Cap Rate | 3.3% | 3.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 64784 (Sheldon, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $191,882 |
| Monthly Rent | $801 |
| Price-to-Rent | 20.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.3% |
| 5-Year IRR | 10.7% |
📈 Home Appreciation
| 1-Year | +10.7% ▲ |
| 3-Year CAGR | +11.2% ▲ |
| 5-Year CAGR | +7.5% ▲ |
| 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 (3.3%). 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 64784
Population: 1,346
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 64784
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
Is Sheldon, MO a smart market for rental property?
The 3.0/5 investability rating in Sheldon, MO reflects its $192K prices and $801/mo rents. Investors generally consider it a solid option within MO.
What do rentals go for in Sheldon, MO?
Rental rates in Sheldon, MO average $801/mo. Tenant demand and $192K home values make the yield look reasonable by investor standards.
What price range are homes in Sheldon, MO?
Median home price in Sheldon, MO is near $192K, with a 5-year CAGR of 0.0%. Prices have been consistent and supportive of buy-and-hold strategies.
How quickly do rentals get leased in Sheldon, MO?
Vacancy risk in Sheldon, MO is elevated. That supports stable cash flow for typical rental holds.
What is the tenant pool like in Sheldon, MO?
The tenant pool in Sheldon, MO is solid, supported by local employment and population fundamentals. Rents of $801/mo are well-absorbed by the market.
You know 64784 now. You don’t know where it ranks.
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