Real Estate Investing in Nelson, Missouri (65347)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 65347 (Nelson, 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: 30.9% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 30.9 — hard to cash-flow at these prices.
• 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 Nelson, MO (65347)?
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Market Analysis: 65347 Nelson
Not every below-median market is a bargain. Nelson's 65347 ZIP records signals that favor experienced operators who can absorb the risk $304K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $304K asset, 65347 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader MO picture, 65347 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 65347 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 65347 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 Nelson:
Market Trends
Home Value History (with trend line)
📊 How Does 65347 Compare?
| Metric | 65347 | Nelson | Marshall, MO | Missouri |
|---|---|---|---|---|
| Home Value | $304,098 | $304,098 | N/A | $254,657 |
| 5-Year CAGR | N/A | N/A | N/A | 7.0% |
| Avg Rent | $819 | $819 | N/A | - |
| Cap Rate | 2.1% | 2.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 65347 (Nelson, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $304,098 |
| Monthly Rent | $819 |
| Price-to-Rent | 30.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +7.7% ▲ |
| 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 (2.1%). 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 65347
Population: 928
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How strong is Nelson, MO for real estate investors?
Nelson, MO scores 2.0/5 for investability. Home values sit at $304K and rents near $819/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How should investors approach Nelson, MO?
In Nelson, MO the robust play is typically careful cash-flow rentals with hands-on management. The combination of $304K prices and $819/mo rents suits that approach.
What are rental rates like in Nelson, MO?
Rental rates in Nelson, MO average $819/mo. Tenant demand and $304K home values make the yield look reasonable by investor standards.
What is the typical vacancy rate in Nelson, MO?
Occupancy in Nelson, MO runs reliable with elevated vacancy. Well-priced units at $819/mo lease on reasonable timelines.
Is housing expensive in Nelson, MO?
Nelson, MO home values average about $304K. That price point suits investors targeting rentals with $819/mo in monthly income.
You know 65347 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 65347 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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