Real Estate Investing in Cross Timbers, Missouri (65732)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 65732 (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.
- Elevated poverty: 27.4% poverty rate — can affect rent collection.
- High price-to-rent: Price-to-rent ratio 25.9 — hard to cash-flow at these prices.
- Lower household income: $27,904 median — tenant affordability is tighter.
• 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 (65732)?
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Market Analysis: 65732 Cross Timbers
The 65732 ZIP in Cross Timbers, MO is a local-operator market. Outside capital chasing a $251K entry has to pair deep knowledge with the discount.
Rent of $810/mo on a $251K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 65732 sits below the stated 0.0% once reality is priced in.
In the broader MO picture, 65732 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 65732 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 65732 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 Cross Timbers:
Market Trends
Home Value History (with trend line)
📊 How Does 65732 Compare?
| Metric | 65732 | Cross Timbers | Missouri |
|---|---|---|---|
| Home Value | $251,429 | $242,302 | $254,657 |
| 5-Year CAGR | N/A | N/A | 7.0% |
| Avg Rent | $810 | $846 | - |
| Cap Rate | 2.5% | 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 65732 (Cross Timbers, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $251,429 |
| Monthly Rent | $810 |
| Price-to-Rent | 25.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 17.3% |
📈 Home Appreciation
| 1-Year | +14.7% ▲ |
| 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 (2.5%). 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 65732
Population: 1,263
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 is the smart move for investors in Cross Timbers, MO?
Most investors in Cross Timbers, MO run a careful cash-flow rentals with hands-on management strategy. It aligns with the 2.0/5 investability profile and the market fundamentals.
What is the typical vacancy rate in Cross Timbers, MO?
Occupancy in Cross Timbers, MO runs steady with elevated vacancy. Well-priced units at $810/mo lease on reasonable timelines.
How does Cross Timbers, MO stack up for property investment?
Cross Timbers, MO reports an investability rating of 2.0/5, with median home values near $251K and average rents around $810/mo. That combination puts it in the durable tier for investor interest.
Is Cross Timbers, MO a friendly market for rental owners?
For rental operators, Cross Timbers, MO rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What kind of tenants rent in Cross Timbers, MO?
Cross Timbers, MO offers a steady renter base at the $810/mo rent level. Tenant turnover is reasonable for well-managed properties.
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