Real Estate Investing in Springfield, Missouri (65804)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 65804 (Springfield, MO)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Springfield, MO (65804)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 65804 Springfield
Investors eyeing 65804 need to respect the fundamentals at play. Home values of $270K come alongside slower price movement and elevated management overhead.
The investment case in 65804 is impressive only for operators who understand what they are buying. A $270K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 65804 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 65804 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 65804 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 Springfield:
Property Strategy for 65804
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $180,518 | $1,090 | 4.3% | +8.4% | $90,259 |
| 3BR | $240,722 | $1,490 | 4.5% | +7.8% | $80,241 |
| 4BR | $363,260 | $1,690 | 3.3% | +7.1% | $90,815 |
| 5BR | $519,712 | — | — | +7.0% | $103,942 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 65804 Compare?
| Metric | 65804 | Springfield | Springfield, MO | Missouri |
|---|---|---|---|---|
| Home Value | $269,753 | $116,020 | N/A | $254,657 |
| 5-Year CAGR | 5.6% | 6.0% | N/A | 7.0% |
| Avg Rent | $1,412 | $1,351 | N/A | - |
| Cap Rate | 4.1% | 4.2% | - | - |
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 65804 (Springfield, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $269,753 |
| Monthly Rent | $1,412 |
| Price-to-Rent | 15.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.3% |
| Cap Rate | 4.1% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 Rent Trends
| 1-Year | +3.0% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +4.6% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.1%). 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 65804
Population: 40,271
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 65804
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
Investor Insight: With 4,635 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How tight is the rental market in Springfield, MO?
Vacancy in Springfield, MO is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,412/mo.
Is rental property easy to operate in Springfield, MO?
MO ranks as a landlord-friendly state for landlord-tenant law. Springfield generally follows the statewide framework, so landlords face reasonable operating rules.
How strong is the working-renter base in Springfield, MO?
Springfield, MO offers a reliable renter base at the $1,412/mo rent level. Tenant turnover is reasonable for well-managed properties.
What do landlords charge for rent in Springfield, MO?
The typical rental in Springfield, MO commands about $1,412/mo monthly. That rent profile predictable cash flow against the $270K purchase basis.
Is Springfield, MO a good market for FHA house hackers?
The house hack math a challenging in Springfield, MO. Owner-occupant buyers benefit from the $1,412/mo rents and $270K home values.
You know 65804 now. You don’t know where it ranks.
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How 65804 ranks in Springfield, MO
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