Real Estate Investing in Neosho, Missouri (64850)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 64850 (Neosho, 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: 9.9% vacancy may signal weakening demand.
What’s happening in Neosho, MO (64850)?
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Market Analysis: 64850 Neosho
Investors eyeing 64850 need to respect the fundamentals at play. Home values of $230K come alongside slower price movement and elevated management overhead.
The investment case in 64850 is impressive only for operators who understand what they are buying. A $230K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 64850 sits on the difficult end of the MO spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
A solid renter share of 34% in 64850 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Neosho's stable or hybrid ZIPs before stepping into 64850. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Neosho:
Property Strategy for 64850
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $108,523 | $760 | 5.0% | — | $108,523 |
| 2BR | $135,405 | $940 | 5.0% | +8.2% | $67,702 |
| 3BR | $220,321 | $1,200 | 3.9% | +9.6% | $73,440 |
| 4BR | $289,105 | $1,270 | 3.2% | +8.9% | $72,276 |
| 5BR | $344,393 | — | — | +8.6% | $68,879 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 64850 Compare?
| Metric | 64850 | Neosho | Joplin, MO | Missouri |
|---|---|---|---|---|
| Home Value | $230,423 | $230,423 | N/A | $254,657 |
| 5-Year CAGR | 7.7% | 7.7% | N/A | 7.0% |
| Avg Rent | $967 | $967 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
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 64850 (Neosho, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $230,423 |
| Monthly Rent | $967 |
| Price-to-Rent | 19.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.3% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +7.9% ▲ |
| 3-Year CAGR | +5.1% ▲ |
| 5-Year CAGR | +7.7% ▲ |
| 10-Year CAGR | +8.6% ▲ |
🏠 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 (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 64850
Population: 25,355
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 64850
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 742 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are vacancy rates like in Neosho, MO?
Expect elevated vacancy in Neosho, MO. Rents at $967/mo are absorbed by the tenant base without meaningful lag.
What price range are homes in Neosho, MO?
Expect median prices around $230K in Neosho, MO. The market has run at a 0.0% 5-year CAGR, so entry costs have been consistent.
How much is rent in Neosho, MO?
Investors in Neosho, MO typically see rents near $967/mo per month against $230K home values - a solid setup for rental cash flow.
Are renters plentiful in Neosho, MO?
Tenant demand in Neosho, MO is solid. The local workforce $967/mo rents across most rental classes.
How does Neosho, MO rate as a rental market?
Yes - Neosho, MO a 3.0/5 investability score. With $230K home prices against $967/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 64850 now. You don’t know where it ranks.
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How 64850 ranks in Joplin, MO
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