Real Estate Investing in Mexico, Missouri (65265)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 65265 (Mexico, MO)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 13.8% 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 Mexico, MO (65265)?
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Market Analysis: 65265 Mexico
In practical terms, ZIP 65265 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $192K median. It rewards specialists, not generalists.
Rent of $810/mo on a $192K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 65265 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 65265 among MO's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A robust renter share of 31% in 65265 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Mexico:
Property Strategy for 65265
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $117,583 | $900 | 5.5% | +10.0% | $58,791 |
| 3BR | $197,759 | $1,140 | 4.2% | +9.5% | $65,920 |
| 4BR | $241,885 | $1,280 | 3.8% | +8.9% | $60,471 |
Market Trends
Home Value History (with trend line)
📊 How Does 65265 Compare?
| Metric | 65265 | Mexico | Mexico, MO | Missouri |
|---|---|---|---|---|
| Home Value | $191,642 | $191,642 | N/A | $254,657 |
| 5-Year CAGR | 7.9% | 7.9% | N/A | 7.0% |
| Avg Rent | $810 | $810 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 65265 (Mexico, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $191,642 |
| Monthly Rent | $810 |
| Price-to-Rent | 19.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 11.2% |
📈 Home Appreciation
| 1-Year | +10.8% ▲ |
| 3-Year CAGR | +7.3% ▲ |
| 5-Year CAGR | +7.9% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 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 (3.3%). 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 65265
Population: 15,131
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 65265
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
Does a duplex house hack pencil in Mexico, MO?
For house hackers, Mexico, MO is a challenging. The $810/mo rent on a unit helps defray the mortgage on a $192K property.
Are renters plentiful in Mexico, MO?
Working renters make up the core of the Mexico, MO tenant base. The pool is reasonable for investors targeting long-term holds.
Is rental property easy to operate in Mexico, MO?
Landlord-friendliness in Mexico, MO is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Does Mexico, MO make sense for an investment property?
The 3.0/5 investability rating in Mexico, MO reflects its $192K prices and $810/mo rents. Investors generally consider it a solid option within MO.
Which real estate strategy fits Mexico, MO?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Mexico, MO. The numbers - $192K homes against $810/mo rents - support that play.
You know 65265 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 65265 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
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