Real Estate Investing in Wheatland, Missouri (65779)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 65779 (Wheatland, 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: 42.3% of homes vacant — above national norms.
- Lower household income: $30,938 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 Wheatland, MO (65779)?
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Market Analysis: 65779 Wheatland
ZIP 65779 inside Hickory looks affordable on the surface — median value of $194K — but the discount exists for reasons that a careful buyer should understand before committing.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $194K asset, 65779 is the wrong submarket. If the plan prices in friction, the yield can still work.
Regionally, 65779 sits on the difficult end of the MO spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
The 65779 ZIP's population of 1,132 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
Strategically, 65779 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 Wheatland:
Property Strategy for 65779
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $138,812 | $890 | 4.6% | — | $69,406 |
| 3BR | $207,285 | $1,230 | 4.3% | — | $69,095 |
Market Trends
Home Value History (with trend line)
📊 How Does 65779 Compare?
| Metric | 65779 | Wheatland | Missouri |
|---|---|---|---|
| Home Value | $193,699 | $193,699 | $254,657 |
| 5-Year CAGR | 6.3% | 6.3% | 7.0% |
| Avg Rent | $801 | $801 | - |
| Cap Rate | 3.2% | 3.2% | - |
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 65779 (Wheatland, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $193,699 |
| Monthly Rent | $801 |
| Price-to-Rent | 20.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.2% |
| 5-Year IRR | 9.5% |
📈 Home Appreciation
| 1-Year | +14.7% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 5-Year CAGR | +6.3% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 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 (3.2%). 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 65779
Population: 1,132
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 65779
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 do landlords charge for rent in Wheatland, MO?
Rent in Wheatland, MO is around $801/mo. The resulting rent-to-value relationship with $194K pricing is reasonable for most investor models.
What is the tenant pool like in Wheatland, MO?
The tenant pool in Wheatland, MO is solid, supported by local employment and population fundamentals. Rents of $801/mo are well-absorbed by the market.
Is real estate in Wheatland, MO a good investment right now?
Wheatland, MO rates 3.0/5 for investability. With median values at $194K and rents near $801/mo, the market offers reasonable fundamentals for rental investors.
How do landlord-tenant laws work in Wheatland, MO?
MO ranks as a landlord-friendly state for landlord-tenant law. Wheatland generally follows the statewide framework, so landlords face reasonable operating rules.
How should investors approach Wheatland, MO?
Most investors in Wheatland, 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.
You know 65779 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 65779 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.
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