Real Estate Investing in Joplin, Missouri (64804)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 64804 (Joplin, MO)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.9% vacancy may signal weakening demand.
What’s happening in Joplin, MO (64804)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 64804 Joplin
In practical terms, ZIP 64804 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $230K median. It rewards specialists, not generalists.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $230K asset, 64804 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 64804 and stronger Joplin ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Resident income in 64804 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 64804 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 Joplin:
Property Strategy for 64804
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $91,638 | $760 | 6.0% | — | $91,638 |
| 2BR | $135,095 | $940 | 5.0% | +8.5% | $67,548 |
| 3BR | $215,220 | $1,230 | 4.1% | +8.5% | $71,740 |
| 4BR | $322,139 | $1,280 | 2.9% | +7.9% | $80,535 |
| 5BR | $528,260 | — | — | +7.5% | $105,652 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 64804 Compare?
| Metric | 64804 | Joplin | Joplin, MO | Missouri |
|---|---|---|---|---|
| Home Value | $229,969 | $84,888 | N/A | $254,657 |
| 5-Year CAGR | 6.3% | 5.8% | N/A | 7.0% |
| Avg Rent | $1,431 | $1,214 | N/A | - |
| Cap Rate | 4.9% | 4.4% | - | - |
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 64804 (Joplin, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $229,969 |
| Monthly Rent | $1,431 |
| Price-to-Rent | 13.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.5% |
| Cap Rate | 4.9% |
| 5-Year IRR | 11.2% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | +6.3% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 Rent Trends
| 1-Year | +10.3% ▲ |
| 3-Year CAGR | +7.0% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.9%). 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 64804
Population: 36,995
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 64804
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
Investor Insight: With 809 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are homes affordable in Joplin, MO?
In Joplin, MO the median home value sits at $230K. Against the broader MO market, that reads as reasonable for most investors.
Is rental property easy to operate in Joplin, MO?
For rental operators, Joplin, MO rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What is the typical vacancy rate in Joplin, MO?
Vacancy risk in Joplin, MO is elevated. That supports steady cash flow for typical rental holds.
What does house hacking look like in Joplin, MO?
Joplin, MO is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $230K price point reasonable to enter.
Is it easy to find good tenants in Joplin, MO?
Joplin, MO draws a reliable base of working renters. Demand at the $1,431/mo rent level is reasonable for standard single-family and small multi rentals.
You know 64804 now. You don’t know where it ranks.
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How 64804 ranks in Joplin, MO
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