Real Estate Investing in Everton, Missouri (65646)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 65646 (Everton, MO)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 20.3% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 25.8 — 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 Everton, MO (65646)?
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Market Analysis: 65646 Everton
The 65646 ZIP covers a section of Everton that demands careful diligence. Prices near $271K look accessible, but the work to make a deal cash flow is real.
The investment case in 65646 is substantial only for operators who understand what they are buying. A $271K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
On balance, 65646 offers a low basis, the region around Everton has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Who lives in 65646 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 65646 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Everton:
Property Strategy for 65646
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $182,837 | $970 | 3.8% | — | $91,418 |
| 3BR | $301,404 | $1,320 | 3.2% | +10.3% | $100,468 |
Market Trends
Home Value History (with trend line)
📊 How Does 65646 Compare?
| Metric | 65646 | Everton | Missouri |
|---|---|---|---|
| Home Value | $270,748 | $270,748 | $254,657 |
| 5-Year CAGR | 7.6% | 7.6% | 7.0% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 2.5% | 2.5% | - |
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 65646 (Everton, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $270,748 |
| Monthly Rent | $873 |
| Price-to-Rent | 25.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 10.1% |
📈 Home Appreciation
| 1-Year | +6.8% ▲ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | +7.6% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 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 (2.5%). 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 65646
Population: 1,812
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 65646
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
What is the average home sale price in Everton, MO?
Typical homes in Everton, MO go for around $271K. The 5-year CAGR of 0.0% reliable price movement.
Is it easy to find good tenants in Everton, MO?
The renter base in Everton, MO is reasonable for the $873/mo price point. Screening well and pricing to market typically yields consistent tenants.
What is the investability score for Everton, MO?
Everton, MO comes in at an investability rating of 3.0/5, with median home values near $271K and average rents around $873/mo. That combination puts it in the significant tier for investor interest.
How do landlord-tenant laws work in Everton, MO?
MO ranks as a landlord-friendly state for landlord-tenant law. Everton generally follows the statewide framework, so landlords face reasonable operating rules.
How strong are rents in Everton, MO?
The typical rental in Everton, MO commands about $873/mo monthly. That rent profile measured cash flow against the $271K purchase basis.
You know 65646 now. You don’t know where it ranks.
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