Real Estate Investing in Webb City, Missouri (64870)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 64870 (Webb City, 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: 8.4% vacancy may signal weakening demand.
What’s happening in Webb City, MO (64870)?
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Market Analysis: 64870 Webb City
Not every below-median market is a bargain. Webb City's 64870 ZIP posts signals that favor experienced operators who can absorb the risk $225K pricing implies.
The 64870 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Webb City have seen price recovery that 64870 has not matched. Jasper County data supports the view that the spread is structural rather than temporary.
Employment concentration in 64870 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 64870 is an operator game, not a passive one. From a cash-flow lens, entry prices of $225K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Webb City:
Property Strategy for 64870
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $116,148 | $1,030 | 6.4% | +9.7% | $58,074 |
| 3BR | $207,300 | $1,350 | 4.7% | +8.8% | $69,100 |
| 4BR | $295,960 | $1,400 | 3.4% | +8.0% | $73,990 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 64870 Compare?
| Metric | 64870 | Webb City | Joplin, MO | Missouri |
|---|---|---|---|---|
| Home Value | $224,541 | $224,541 | N/A | $254,657 |
| 5-Year CAGR | 6.2% | 6.2% | N/A | 7.0% |
| Avg Rent | $1,138 | $1,138 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
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 64870 (Webb City, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $224,541 |
| Monthly Rent | $1,138 |
| Price-to-Rent | 16.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 10.2% |
📈 Home Appreciation
| 1-Year | +3.0% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 Rent Trends
| 1-Year | -14.9% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.0%). 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 64870
Population: 16,360
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 64870
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 823 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Webb City, MO a smart market for rental property?
Yes - Webb City, MO a 3.0/5 investability score. With $225K home prices against $1,138/mo monthly rent, the market delivers a reasonable entry point for new investors.
Is vacancy a concern in Webb City, MO?
Webb City, MO vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What do rentals go for in Webb City, MO?
Webb City, MO rentals go for roughly $1,138/mo a month. That puts gross yield in solid territory relative to $225K acquisition costs.
Is Webb City, MO a good market for FHA house hackers?
The house hack math a challenging in Webb City, MO. Owner-occupant buyers benefit from the $1,138/mo rents and $225K home values.
How expensive is real estate in Webb City, MO?
In Webb City, MO the median home value sits at $225K. Against the broader MO market, that reads as reasonable for most investors.
You know 64870 now. You don’t know where it ranks.
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How 64870 ranks in Joplin, MO
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