Real Estate Investing in Reeds, Missouri (64859)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 64859 (Reeds, MO)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High price-to-rent: Price-to-rent ratio 27.7 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Reeds, MO (64859)?
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Market Analysis: 64859 Reeds
The 64859 ZIP covers a section of Reeds that demands careful diligence. Prices near $281K look accessible, but the work to make a deal cash flow is real.
Meanwhile, the numbers look inviting — $281K purchase price, 0.0% nominal cap — the work to hit that pro forma in 64859 is substantial and deserves full respect.
The gap between 64859 and stronger Reeds ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The demographic picture in 64859 includes headwinds that any investor should price in. Income distribution skews lower than Reeds averages, and tenant stability requires active management.
Strategically, 64859 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 Reeds:
Market Trends
Home Value History (with trend line)
📊 How Does 64859 Compare?
| Metric | 64859 | Reeds | Joplin, MO | Missouri |
|---|---|---|---|---|
| Home Value | $280,706 | $280,706 | N/A | $254,657 |
| 5-Year CAGR | N/A | N/A | N/A | 7.0% |
| Avg Rent | $846 | $846 | N/A | - |
| Cap Rate | 2.4% | 2.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 64859 (Reeds, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $280,706 |
| Monthly Rent | $846 |
| Price-to-Rent | 27.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.4% |
| 5-Year IRR | 5.4% |
📈 Home Appreciation
| 1-Year | +2.0% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | N/A |
| 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 (2.4%). 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 64859
Population: 1,203
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 64859
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
AVILLA ELEM.
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
How does Reeds, MO stack up for property investment?
Yes - Reeds, MO a 2.0/5 investability score. With $281K home prices against $846/mo monthly rent, the market delivers a reasonable entry point for new investors.
What is the typical home price in Reeds, MO?
In Reeds, MO the median home value sits at $281K. Against the broader MO market, that reads as reasonable for most investors.
How much do tenants pay in Reeds, MO?
Expect rents around $846/mo per month in Reeds, MO. With home values at $281K, the yield math works out to reasonable levels for rental investors.
Are renters plentiful in Reeds, MO?
Reeds, MO draws a reliable base of working renters. Demand at the $846/mo rent level is reasonable for standard single-family and small multi rentals.
How should investors approach Reeds, MO?
Most investors in Reeds, MO run a careful cash-flow rentals with hands-on management strategy. It aligns with the 2.0/5 investability profile and the market fundamentals.
You know 64859 now. You don’t know where it ranks.
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How 64859 ranks in Joplin, MO
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