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.

[George Bittar]

Any thoughts on 64132?

[Chandler Burns]

Thanks for supplying this list!

[Vik P.]

@Chris Dawson - Whats your take on 64131?

I am looking into a deal in the area off west of troost around E 79th and wanted to get your opinion

Looking at the med HH income on city-data.com for the zipcode shows 43k which isnt too bad but heat map for crime on trulia doesnt look that great and would like to get a feedback from some of the locals

Thanks

[Chris Dawson]

@Vik P.  This is definitely a Class C area.  I wouldn't try flipping anything in this area but it could make for a decent rental.  Lots of Sect 8 opportunities in that area, if you want to deal with Sect 8.  The further west of Troost you go, the better chance you will be in a better neighborhood.  

Hope this helps.

[Vik P.]

Originally posted by @Chris Dawson:

@Vik P.  This is definitely a Class C area.  I wouldn't try flipping anything in this area but it could make for a decent rental.  Lots of Sect 8 opportunities in that area, if you want to deal with Sect 8.  The further west of Troost you go, the better chance you will be in a better neighborhood.  

Hope this helps.

Got it. Thanks

I am not planning to flip. It’d be a buy and hold rental

The deal I am looking into is for a pkg for SFRs two are market rent and one is sec 8. 

I own a number of rentals in KCMO but none of them are sec 8 and I dont think I am interested in that either

Anyway thanks for the info

[Derek Loveland]

Appreciate the list. We may be moving to the area next year and this will definitely help.

If you were to make the list today would it still look pretty much like it did 3 years ago? What, if any, changes would there be?

[Paul Samuels]

@Chris Dawson , Thank you so much for this list! It really puts things in its proper perspective. I'm looking to invest out-of-state and this helps tremendously!

[Adam Rudolph]

So, North of the river near WOF (64116, 64117) is a good area now? I don't ever remember it being a place to go. I know there is high crime there but good schools. Does that make sense? Any specific areas to avoid in those area codes?

[Edwin L.]

Thanks @Chris Dawson for the info.  Very valuable for OOS investor!  But you know this already ;)

[Lucy Sheahan]

Hello!  Any input on 64105 would be greatly appreciated.

Thanks!

[Art Perkitny]

@Lucy Sheahan, seems like 64105 is mainly B area, with some places being C grade. 

[Lincoln Selk]

Been said many times already but really appreciate the time and effort, @Chris Dawson. I have been researching the talking to people in the KC market for the last few months. Super helpful to have this list and all of your insights. 

Big shout and thanks again. 

[Alain Perez-Majul]

@Chris Dawson Just mirroring what everyone has said! Incredible and invaluable information- thank you so much for the analysis. 

I was wondering, whoever, given the 3 year time difference: are there any areas in your original post that have changed dramatically since then that one should be mindful of?

Thank so much for your time and contribution!

Cheers

[Nic S.]

Does anyone know how 64052 is doing these days? I'm eyeing a duplex north of 23rd, south of Truman, a bit west of Sterling. TIA

[Dawn Vought]

@Nic S. - not sure about your specific streets, but I can tell you I just sold one of my rentals located on S. Harvard Avenue in 64052 for a nice profit to a buyer I'm holding financing on.  Never had a vacancy on it or any kind of vandalism before that either, so all good results.

[Cliff T.]

Any thoughts on 64133? Specifically near Woodson and 75th?

[Nic S.]

@Cliff T. I've heard good things about the 64133

[Justin Caviness]

Amazing list! Have any of these zip codes changed in your mind since you created your listing?

[Zeke Tessmer]

 Hi @Chris Dawson, I was wondering if you would be kind enough to update your list. I would be curious how you feel about all these zip codes 4 years later??

Thanks in advance!

[Trent Kruessel]

@Reggie Grotewiel

[Suzy Sevier]

This is great! Thank you.

[Reggie Grotewiel]

@Trent Kruessel thank you for sharing! And thanks for the original post @Chris Dawson. Great info!

[Joanna Alexis]

Thanks for this!

[Michael Schill]

@Chris Dawson, thank you for the post!

[Keith Stempel]

Chris, your post is 4 years old but has been helpful as I'm looking at making some investments in KC. I'm beginning to look into PMs in the area. I see that in your title, is that something you do or have any recommendations? 

also, any insights on an Opportunity Zone map? I have proceeds from a stock sale that I'm considering using if I find an attractive opportunity in an OZ.