Real Estate Investing in Blackwater, Missouri (65322)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 65322 (Blackwater, 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.
- High vacancy: 17.0% of homes vacant — above national norms.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Blackwater, MO (65322)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 65322 Blackwater
The 65322 ZIP in Blackwater, MO is a local-operator market. Outside capital chasing a $272K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $272K asset, 65322 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within MO, ZIP 65322 trails on several market indicators that neighboring Cooper County submarkets outperform. The gap is real and substantial enough to shape underwriting.
Turning to rents, 704 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The 65322 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 Blackwater:
Market Trends
Home Value History (with trend line)
📊 How Does 65322 Compare?
| Metric | 65322 | Blackwater | Columbia, MO | Missouri |
|---|---|---|---|---|
| Home Value | $272,085 | $272,085 | N/A | $254,657 |
| 5-Year CAGR | N/A | N/A | N/A | 7.0% |
| Avg Rent | $1,107 | $1,107 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
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 65322 (Blackwater, MO). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 65322 (Blackwater, MO)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $272,085 |
| Monthly Rent | $1,107 |
| Price-to-Rent | 20.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 7.6% |
📈 Home Appreciation
| 1-Year | +4.5% ▲ |
| 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 (3.2%). 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 65322
Population: 704
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 65322
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
How does Blackwater, MO rate as a rental market?
Blackwater, MO scores 2.0/5 for investability. Home values sit at $272K and rents near $1,107/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Does house hacking make sense in Blackwater, MO?
House hacking in Blackwater, MO is reasonable to execute. Prices around $272K and rents of $1,107/mo solid owner-occupant economics.
How tight is the rental market in Blackwater, MO?
Vacancy risk in Blackwater, MO is elevated. That supports even-keeled cash flow for typical rental holds.
What is the median home value in Blackwater, MO?
Expect median prices around $272K in Blackwater, MO. The market has run at a 0.0% 5-year CAGR, so entry costs have been measured.
What approach is best for Blackwater, MO real estate?
The best-fit strategy in Blackwater, MO is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 65322 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 65322 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.
How 65322 ranks in Columbia, MO
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 65322 (Blackwater)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 65322 (Blackwater, MO).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.