Kansas City Missouri Zip Codes

[Chris Dawson]

One of the questions I get asked a lot by investors who want to invest in Kansas City is, "What zip codes are good to invest in?".  Any seasoned investor will tell you that this depends on several factors such as: amount of money to invest, type of tenants, level of risk, and investment strategy.  

In an effort to help those who are not familiar with Kansas City but are interested or looking into investing in Kansas City, I have put together a very general overview of the zip codes in and around Kansas City, MO.  These are all on the Missouri side, not the Kansas side.

Keep in mind, this is a general overview meant to help guide those who are not familiar with Kansas City.  There can be good investments in areas I have labeled bad and there could be bad investments in areas that I have labeled good.

Here is the list:

Highest risk, highest crime, highest turnover areas:

64130 – listed in 2009 as the “murder factory” of Kansas City - avoid

64129 - avoid

64128 - avoid

64127 - avoid

64126 – avoid

Historic NE areas:

64124 – both good and bad areas for renting

64123 – both good and bad areas for renting

KC Downtown:

64106 – mostly commercial & condos – great area for rentals and flips

64108 – mostly commercial & condos – great area for rentals and flips

Midtown:

64109 – both good and bad areas for rentals

64110 – both good and bad areas for rentals

Westport/Plaza/Waldo/Brookside area:

64111 – great area for rentals and flips

64112 – great area for rentals and flips

64113 – great area for rentals and flips

64114 – great area for rentals and flips

South KC/Grandview/Raytown area:

64030 – mostly good rental area

64134 – mostly good rental area

64136 – mostly good rental area

64139 – mostly good rental area

64138 – mostly good rental area

Lee’s summit Area:

64081 – great area for rentals and flips

64082 – great area for rentals and flips

Blue Springs Area:

64015 – good area for rentals and flips

64014 – good area for rentals and flips

Independence Area:

64052 – mostly bad rental area

64053 – mostly bad rental area

64055 – mostly good rental area

64050 – mostly good rental area

64056 – mostly good rental area

64057 – mostly good rental area

North of the River Areas:

64116 – mostly good rental area

64117 – mostly good rental area

64118 – good rental area

64119 – good rental area

64151 – great area for rentals and flips

64152 – great area for rentals and flips

64153 – great area for rentals and flips

64154 – great area for rentals and flips

64155 – great area for rentals and flips

64157 – great area for rentals and flips

64158 – great area for rentals and flips

64068 – great area for rentals and flips

I hope this can help some of you new investors and maybe some seasoned investors as well.

[Jen Hoang]

thanks @Chris Dawson

[John O.]

@Chris Dawson

This is a great thread that I've been looking back at multiple times. Thank you for taking your time writing it up.

In regards to zip 64106 is there any difference to consider between the east/west side of the 70/71 freeway?  I'm looking into a property on the east side fairly close to the freeway.

@Jen Hoang  I use Google Maps to see what area a specific zip code covers.

[Chris Dawson]

@John O. The west side of 64106 is much better than the east side.  The west side will mostly be condos as that is the heart of downtown Kansas City, MO.  The east side is mostly industrial and low income housing.

[Joshua Gordon]

This is an amazing post!  Now I know what areas to look at around here.  Thank you so much

[John O.]

Thanks Chris! 

[Jeff Matsuda]

Great info, @Chris Dawson. Thanks!

[Ryne Ray]

This is Huge! I've been looking at investing in KC, and am a blind out of stater. Thanks for taking the time to make this list @Chris Dawson!

[Account Closed]

64052. S. Maywood & East 22nd Street. What are your thoughts on this neighborhood?

[Eric P.]

Thanks a bunch, @Chris Dawson!

I like to see things visually so I mapped out these Kansas City zip codes as a heat map. Here's the legend:

green = desirable
red = avoid
yellow = some good/some bad
blue = mostly good

I'm attaching the heat map I created so it can hopefully help others. Many thanks to @Chris Dawson for providing the raw KC zip code data!

Also, here's a link to the "live map" in case anyone wants to zoom in & play around & see things a bit better.

https://www.google.com/maps/d/viewer?mid=1J1Fb7qd_8tJsHuRclmIhlDC3GHI

[Ray Orellano]

@Eric P. Great visual map. 

Cheers, 

Ray 

[Larry Fried]

Nice @Eric P.

[Account Closed]

Very Nice @Eric P. ! And I would say I agree with your indicators. Well done.

[Jen Hoang]

This is wonderful @Eric P.! I started to map this out but lost track. Thanks so much!!!

[Kevin Davies]

Awesome thanks @Eric P.!

[Rob Hoffman]

@Chris Dawson @Eric P.

Great work! Thanks a lot.

[Dan Krupa]

@Chris Dawson, as always awesome post! @Eric P., great map and thanks for sharing. 

[Matthew McAlarney]

Thanks @Chris Dawson @Eric P. These are a big help being an out of state investor!

[Chris Dawson]

Great map @Eric P.!

[Jesse Danzig]

Awesome input, thanks @Chris Dawson and @Eric P.

i know this thread is specifically geared towards the MO side, but are there good areas on the KS side that should be considered as well? what are the differences between investing in one state vs. the other?

[Eric P.]

Missouri = amazing cashflow opportunities

Kansas = great place to live

Missouri = great class B & C locations

Kansas = great class A & D locations

(A bit of an oversimplification, of course, but you get the point)

[Kimberly Farrally]

Even for someone who has spent most her life in KC, this is awesome!  I'm so glad I found this, thank you @Chris Dawson and @Eric P. for putting this all together.

Also, I know this is a KCMO post, but does anyone know if there is something similar for the KS?

[Stanci March]

Thanks for the great map @Eric P.! 

Just curious, would you mind sharing your methodology for grading these areas? I know there are a few public access websites that aggregate crime statistics and other factors to give zipcodes specific ratings. Did you use one of those, or did you talk to local realtors/PMs/investor, or something else? 

[Eric P.]

It's based on the vast experience of @Chris Dawson

[Carrie Hallensleben]

@Chris Dawson

What a great and comprehensive list. While I don't know much about some of the suburbs. I think you are spot on for North of the River and Downtown, NE all the way to the Red Bridge area! Do you buy auctions too? This summer we went to a couple one at Platte courthouse and one through Cates. 

[Ian Reeves]

@Chris Dawson - I just stumbled upon this thread, and you nailed exactly what I was looking for.  Thank you soo much!