Real Estate Investing in Henley, Missouri (65040)
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Should you buy in 65040 (Henley, 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: 20.9% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 38.2 — 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 Henley, MO (65040)?
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Market Analysis: 65040 Henley
ZIP 65040 inside Cole County looks affordable on the surface — median value of $379K — but the discount exists for reasons that a careful buyer should understand before committing.
The 65040 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Regionally, 65040 sits on the difficult end of the MO spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 65040 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 65040 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 Henley:
Market Trends
Home Value History (with trend line)
📊 How Does 65040 Compare?
| Metric | 65040 | Henley | Jefferson City, MO | Missouri |
|---|---|---|---|---|
| Home Value | $379,171 | $379,171 | N/A | $254,657 |
| 5-Year CAGR | 8.1% | 8.1% | N/A | 7.0% |
| Avg Rent | $828 | $828 | N/A | - |
| Cap Rate | 1.7% | 1.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 65040 (Henley, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $379,171 |
| Monthly Rent | $828 |
| Price-to-Rent | 38.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.6% |
| Cap Rate | 1.7% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +10.0% ▲ |
| 3-Year CAGR | +6.8% ▲ |
| 5-Year CAGR | +8.1% ▲ |
| 10-Year CAGR | +8.2% ▲ |
🏠 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 (1.7%). 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 65040
Population: 1,468
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
Frequently Asked Questions
Is housing expensive in Henley, MO?
Typical homes in Henley, MO go for around $379K. The 5-year CAGR of 0.0% measured price movement.
Are there empty rentals in Henley, MO?
Henley, MO carries elevated vacancy risk. Expect measured absorption at market rents of $828/mo.
How deep is the rental pool in Henley, MO?
Henley, MO draws a measured base of working renters. Demand at the $828/mo rent level is reasonable for standard single-family and small multi rentals.
What strategy should investors use in Henley, MO?
In Henley, MO the impressive play is typically careful cash-flow rentals with hands-on management. The combination of $379K prices and $828/mo rents suits that approach.
Is Henley in MO worth investing in?
Henley, MO scores 3.0/5 for investability. Home values sit at $379K and rents near $828/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 65040 now. You don’t know where it ranks.
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