Real Estate Investing in Fairview, Missouri (64861)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 64861 (Fairview, 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.
- Elevated vacancy: 10.7% vacancy may signal weakening demand.
- Higher unemployment: 10.2% unemployment — tenant risk signal.
- High price-to-rent: Price-to-rent ratio 26.9 — 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 Fairview, MO (64861)?
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Market Analysis: 64861 Fairview
Investors eyeing 64861 need to respect the fundamentals at play. Home values of $273K come alongside slower price movement and elevated management overhead.
For an experienced owner, 64861 can be a a strong candidate for hunting ground — but the discount at $273K reflects genuine risk that outside investors often underestimate.
Regionally, 64861 sits on the difficult end of the MO spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 64861 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 64861 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Fairview:
Market Trends
Home Value History (with trend line)
📊 How Does 64861 Compare?
| Metric | 64861 | Fairview | Missouri |
|---|---|---|---|
| Home Value | $273,067 | $234,060 | $254,657 |
| 5-Year CAGR | N/A | 6.2% | 7.0% |
| Avg Rent | $846 | $846 | - |
| Cap Rate | 2.4% | 2.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 64861 (Fairview, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $273,067 |
| Monthly Rent | $846 |
| Price-to-Rent | 26.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 11.3% |
📈 Home Appreciation
| 1-Year | +8.9% ▲ |
| 3-Year CAGR | N/A |
| 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 64861
Population: 1,151
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 64861
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
How does Fairview, MO stack up for property investment?
Yes - Fairview, MO a 2.0/5 investability score. With $273K home prices against $846/mo monthly rent, the market delivers a reasonable entry point for new investors.
Are renters plentiful in Fairview, MO?
Working renters make up the core of the Fairview, MO tenant base. The pool is reasonable for investors targeting long-term holds.
What is the smart move for investors in Fairview, MO?
Most investors in Fairview, 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.
How tight is the rental market in Fairview, MO?
Vacancy risk in Fairview, MO is elevated. That supports consistent cash flow for typical rental holds.
Can I live-in-and-rent in Fairview, MO?
House hacking in Fairview, MO is a challenging. With home values around $273K and rents at $846/mo, owner-occupants can offset a meaningful share of PITI.
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