Real Estate Investing in Cross Timbers, Missouri (65634)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 65634 (Cross Timbers, 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: 42.7% of homes vacant — above national norms.
- Higher unemployment: 10.9% unemployment — tenant risk signal.
- Lower household income: $31,250 median — tenant affordability is tighter.
• 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 Cross Timbers, MO (65634)?
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Market Analysis: 65634 Cross Timbers
On the rental side, ZIP 65634 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $233K median. It rewards specialists, not generalists.
For an experienced owner, 65634 can be a a viable market for hunting ground — but the discount at $233K reflects genuine risk that outside investors often underestimate.
The gap between 65634 and stronger Cross Timbers ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
On the rental side, 609 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.
Distressed ZIPs reward experience. notable returns are possible in 65634, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Cross Timbers:
Market Trends
Home Value History (with trend line)
📊 How Does 65634 Compare?
| Metric | 65634 | Cross Timbers | Missouri |
|---|---|---|---|
| Home Value | $233,175 | $242,302 | $254,657 |
| 5-Year CAGR | N/A | N/A | 7.0% |
| Avg Rent | $882 | $846 | - |
| Cap Rate | 3.0% | 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 65634 (Cross Timbers, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $233,175 |
| Monthly Rent | $882 |
| Price-to-Rent | 22.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 3.0% |
| 5-Year IRR | 20.2% |
📈 Home Appreciation
| 1-Year | +17.2% ▲ |
| 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 (3.0%). 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 65634
Population: 609
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
Frequently Asked Questions
What do rentals go for in Cross Timbers, MO?
Rental rates in Cross Timbers, MO average $882/mo. Tenant demand and $233K home values make the yield look reasonable by investor standards.
Do rentals sit vacant long in Cross Timbers, MO?
Expect elevated vacancy in Cross Timbers, MO. Rents at $882/mo are absorbed by the tenant base without meaningful lag.
How strong is Cross Timbers, MO for real estate investors?
Cross Timbers, MO scores 2.0/5 for investability. Home values sit at $233K and rents near $882/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the average home sale price in Cross Timbers, MO?
Typical homes in Cross Timbers, MO go for around $233K. The 5-year CAGR of 0.0% reliable price movement.
Is Cross Timbers, MO a good market for FHA house hackers?
Cross Timbers, MO offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $882/mo rent level.
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