Real Estate Investing in Versailles, Missouri (65084)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 65084 (Versailles, 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: 20.4% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Versailles, MO (65084)?
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Market Analysis: 65084 Versailles
This part of Morgan County is not an easy win. The 65084 ZIP records softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 65084 sits at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
The gap between 65084 and stronger Versailles ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Who lives in 65084 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 65084 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 Versailles:
Market Trends
Home Value History (with trend line)
📊 How Does 65084 Compare?
| Metric | 65084 | Versailles | Missouri |
|---|---|---|---|
| Home Value | $235,918 | $235,918 | $254,657 |
| 5-Year CAGR | 2.4% | 2.4% | 7.0% |
| Avg Rent | $801 | $801 | - |
| Cap Rate | 2.7% | 2.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 65084 (Versailles, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $235,918 |
| Monthly Rent | $801 |
| Price-to-Rent | 24.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 5.1% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +2.4% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 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 (2.7%). 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 65084
Population: 7,269
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 65084
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.
Frequently Asked Questions
Is Versailles, MO suited for a house hack?
The a challenging house-hack environment in Versailles, MO reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
How strong is the working-renter base in Versailles, MO?
The renter base in Versailles, MO is reasonable for the $801/mo price point. Screening well and pricing to market typically yields consistent tenants.
Are eviction rules reasonable in Versailles, MO?
Versailles, MO falls under MO landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How does Versailles, MO stack up for property investment?
Versailles, MO shows an investability rating of 3.0/5, with median home values near $236K and average rents around $801/mo. That combination puts it in the notable tier for investor interest.
How much should I expect to pay for a home in Versailles, MO?
Expect median prices around $236K in Versailles, MO. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
You know 65084 now. You don’t know where it ranks.
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