Real Estate Investing in Ash Grove, Missouri (65604)
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Should you buy in 65604 (Ash Grove, 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 price-to-rent: Price-to-rent ratio 26.9 — 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 Ash Grove, MO (65604)?
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Market Analysis: 65604 Ash Grove
This part of Greene County is not an easy win. The 65604 ZIP reflects softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 65604 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Looking more closely, 65604 offers a low basis, the region around Ash Grove has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 65604 ZIP's population of 3,909 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
New investors are better served looking at Ash Grove's stable or hybrid ZIPs before stepping into 65604. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Ash Grove:
Property Strategy for 65604
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $172,222 | $900 | 3.8% | +9.2% | $86,111 |
| 3BR | $262,538 | $1,240 | 3.4% | +8.7% | $87,513 |
| 4BR | $333,669 | $1,390 | 3.0% | +8.4% | $83,417 |
Market Trends
Home Value History (with trend line)
📊 How Does 65604 Compare?
| Metric | 65604 | Ash Grove | Springfield, MO | Missouri |
|---|---|---|---|---|
| Home Value | $261,494 | $261,494 | N/A | $254,657 |
| 5-Year CAGR | 6.1% | 6.1% | N/A | 7.0% |
| Avg Rent | $810 | $810 | N/A | - |
| Cap Rate | 2.4% | 2.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 65604 (Ash Grove, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $261,494 |
| Monthly Rent | $810 |
| Price-to-Rent | 26.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | +4.7% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 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 (2.4%). 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 65604
Population: 3,909
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 65604
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 strong is Ash Grove, MO for real estate investors?
Ash Grove, MO rates 3.0/5 for investability. With median values at $261K and rents near $810/mo, the market offers reasonable fundamentals for rental investors.
Are rents high in Ash Grove, MO?
Rents in Ash Grove, MO run near $810/mo. Compared with median home prices of $261K that produces solid gross yields for typical rentals.
How much should I expect to pay for a home in Ash Grove, MO?
Expect median prices around $261K in Ash Grove, MO. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
What are vacancy rates like in Ash Grove, MO?
Ash Grove, MO sees elevated vacancy, which is reasonable relative to the broader MO rental market.
How do experienced investors play Ash Grove, MO?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Ash Grove, MO. The numbers - $261K homes against $810/mo rents - support that play.
You know 65604 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 65604 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 65604 ranks in Springfield, MO
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