Real Estate Investing in Sarcoxie, Missouri (64862)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 64862 (Sarcoxie, MO)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 17.0% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 26.2 — 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 Sarcoxie, MO (64862)?
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Market Analysis: 64862 Sarcoxie
Not every below-median market is a bargain. Sarcoxie's 64862 ZIP registers signals that favor experienced operators who can absorb the risk $268K pricing implies.
The investment case in 64862 is substantial only for operators who understand what they are buying. A $268K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 64862 and stronger Sarcoxie ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Demographically, 64862 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 64862 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Sarcoxie:
Market Trends
Home Value History (with trend line)
📊 How Does 64862 Compare?
| Metric | 64862 | Sarcoxie | Joplin, MO | Missouri |
|---|---|---|---|---|
| Home Value | $268,369 | $268,369 | N/A | $254,657 |
| 5-Year CAGR | 7.3% | 7.3% | N/A | 7.0% |
| Avg Rent | $855 | $855 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 64862 (Sarcoxie, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $268,369 |
| Monthly Rent | $855 |
| Price-to-Rent | 26.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +5.3% ▲ |
| 3-Year CAGR | +3.7% ▲ |
| 5-Year CAGR | +7.3% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 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 (2.5%). 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 64862
Population: 3,214
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 64862
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
Frequently Asked Questions
Where do home prices stand in Sarcoxie, MO?
Sarcoxie, MO home values average about $268K. That price point suits investors targeting rentals with $855/mo in monthly income.
Is Sarcoxie, MO landlord-friendly?
MO ranks as a landlord-friendly state for landlord-tenant law. Sarcoxie generally follows the statewide framework, so landlords face reasonable operating rules.
What is the rental occupancy rate in Sarcoxie, MO?
Occupancy in Sarcoxie, MO runs even-keeled with elevated vacancy. Well-priced units at $855/mo lease on reasonable timelines.
Is house hacking profitable in Sarcoxie, MO?
House hacking in Sarcoxie, MO is reasonable to execute. Prices around $268K and rents of $855/mo solid owner-occupant economics.
What is the tenant pool like in Sarcoxie, MO?
The tenant pool in Sarcoxie, MO is solid, supported by local employment and population fundamentals. Rents of $855/mo are well-absorbed by the market.
You know 64862 now. You don’t know where it ranks.
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