Real Estate Investing in Carthage, Missouri (64836)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 64836 (Carthage, 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: 9.7% 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 Carthage, MO (64836)?
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Market Analysis: 64836 Carthage
From a cash-flow lens, ZIP 64836 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $244K median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 64836 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
The gap between 64836 and stronger Carthage ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The demographic picture in 64836 includes headwinds that any investor should price in. Income distribution skews lower than Carthage averages, and tenant stability requires active management.
Distressed ZIPs reward experience. resilient returns are possible in 64836, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Carthage:
Property Strategy for 64836
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $134,684 | $960 | 5.1% | +9.6% | $67,342 |
| 3BR | $217,814 | $1,250 | 4.1% | +9.2% | $72,605 |
| 4BR | $296,865 | $1,300 | 3.2% | +8.9% | $74,216 |
Market Trends
Home Value History (with trend line)
📊 How Does 64836 Compare?
| Metric | 64836 | Carthage | Joplin, MO | Missouri |
|---|---|---|---|---|
| Home Value | $243,585 | $243,585 | N/A | $254,657 |
| 5-Year CAGR | 6.2% | 6.2% | N/A | 7.0% |
| Avg Rent | $864 | $864 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
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 64836 (Carthage, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $243,585 |
| Monthly Rent | $864 |
| Price-to-Rent | 23.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | +2.3% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (2.8%). 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 64836
Population: 25,727
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 64836
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
How expensive is real estate in Carthage, MO?
The median home value in Carthage, MO is roughly $244K. That puts it reasonable relative to the MO statewide average.
Is vacancy a concern in Carthage, MO?
Rental vacancy in Carthage, MO is elevated. Investors should budget normal turnover but not chronic empty units.
How strong are rents in Carthage, MO?
The typical rental in Carthage, MO commands about $864/mo monthly. That rent profile consistent cash flow against the $244K purchase basis.
Is Carthage, MO landlord-friendly?
MO law landlord-friendly for landlords, and Carthage inherits those rules. Investors should still review local ordinances for rental licensing.
What is the smart move for investors in Carthage, MO?
In Carthage, MO the healthy play is typically careful cash-flow rentals with hands-on management. The combination of $244K prices and $864/mo rents suits that approach.
You know 64836 now. You don’t know where it ranks.
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How 64836 ranks in Joplin, MO
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