Real Estate Investing in Fair Play, Missouri (65649)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 65649 (Fair Play, 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: 19.6% 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 Fair Play, MO (65649)?
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Market Analysis: 65649 Fair Play
This part of Polk County is not an easy win. The 65649 ZIP reflects softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 65649 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 65649 among MO's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 65649 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 65649 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Fair Play:
Property Strategy for 65649
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $157,440 | $1,030 | 4.7% | — | $78,720 |
| 3BR | $276,189 | $1,420 | 3.7% | — | $92,063 |
Market Trends
Home Value History (with trend line)
📊 How Does 65649 Compare?
| Metric | 65649 | Fair Play | Springfield, MO | Missouri |
|---|---|---|---|---|
| Home Value | $287,045 | $287,045 | N/A | $254,657 |
| 5-Year CAGR | 7.3% | 7.3% | N/A | 7.0% |
| Avg Rent | $927 | $927 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 65649 (Fair Play, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $287,045 |
| Monthly Rent | $927 |
| Price-to-Rent | 25.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +8.5% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | +7.3% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 65649
Population: 2,152
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 65649
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.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What kind of vacancy should I budget for in Fair Play, MO?
Occupancy in Fair Play, MO runs even-keeled with elevated vacancy. Well-priced units at $927/mo lease on reasonable timelines.
How qualified is the tenant pool in Fair Play, MO?
The tenant pool in Fair Play, MO is solid, supported by local employment and population fundamentals. Rents of $927/mo are well-absorbed by the market.
What is the smart move for investors in Fair Play, MO?
Most investors in Fair Play, MO run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
How viable is house hacking in Fair Play, MO?
The house hack math a challenging in Fair Play, MO. Owner-occupant buyers benefit from the $927/mo rents and $287K home values.
How do home values compare in Fair Play, MO?
Homes in Fair Play, MO typically sell near $287K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
You know 65649 now. You don’t know where it ranks.
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How 65649 ranks in Springfield, MO
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