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.

[Ndy Onyido]

@Chris Billington

I started with TK and have vowed never to go that route again. Aside the fact that you are paying top dollar and buying retail, you have no idea the quality of rehab that was done. You may end up with deferred maintenance which erodes your margin. It may take time, but assemblying a team on ground is the best option. If you have a good PM, he can assist you with logistics for you to buy and do the rehab yourself. That way, you are sure of what property you have and not a pack coated with paint.

Wishing you the best. 

[Dawn Vought]

@Ndy Onyido  I have a rental in the 64052 zip code and it's a very good rental.  Cash flows well and has not had any "neighborhood" issues.

[Matt K.]

Originally posted by @Aaron L.:

Originally posted by @Andrew Syrios:

Very good list! I would add the zip code 64131 to your list, though, which is a mix depending on whether you are west of east of Troost. Although, if you're between Troost and Paseo, in the 70's, you can make it work. I would avoid anything too close to the Presidential Gardens apartment complex though, that thing has been a mess for a long time.

Hi Andrew, there's a 4-plex listed right now at 5455 Paseo Blvd, 64110. In your experience, would you consider that area OK? It seems kind of rough, but it's beside UMKC, Brookside is close by, and there are some newer developments just west of it. Would love to hear your thoughts on the 64110 zip code.

 look at the google street view of that property and near by it... it's rough.

[Ndy Onyido]

@Dawn Vought

Yes. same experience with me. It cash flows pretty well. Am planning to acquire more in same neighborhood and just wanted to know if my experience was the exception or the rule, going by the list @Chris Dawson published.

[Aaron L.]

@Matt K. I live in KC so I walked through the property and have driven through the area before. Yes, it's rough but I was wondering what Andrew's opinion was as well...the area just a few streets west has been getting a lot better in recent years.

[Matt K.]

If it's the one I'm thinking of it's basically priced high and you'd have a hard time doing anything to improve your value. You'd also be surrounded by (granted they are SFH) 30-60k homes. Also if you look at who's selling those homes... it's investors like this listing https://www.redfin.com/MO/Kansas-City/5424-Highlan...

Plus if you use 1% rule and it being a 4 plex you'd have to get about 720 a mo for ea unit, is that reasonable when houses are renting for 690-725?

[Marcello Oliveri]

I have a property that was accepted in Independence, Mo today. The problem is that I just looked at the list Matt sent me. The zip is 64052. Now I'm having second thoughts about the purchase. The list says "mostly bad area for rentals." The list is about 1 year old. Is that still a bad area to buy rentals or am I going to get renters but horrible ones? Can anyone inform me? It's on S Northern Blvd. It's north of the 23rd and west of S Noland Rd.

[Brent Kiger]

Hi Marcelo, @Marcello Oliveri

The first rental I ever bought is in that zip code and has done very well for me. It’s generally a working class area but I’ve had no problems keeping it filled with good tenants. That isn’t is a good list but a general guide. How far north of 23rd is it? Another “general” rule in my opinion is the further north of 23rd you go, the tougher the area. But there are good pockets for sure. Is the property way up north or just on the other side of 23rd?

[Marcello Oliveri]

Brent, I appreciate you responding. Great to hear you are doing good there. The property is between 18th and E Truman Rd. West of Sterling. It looks really nice but don't want bad tenants. Is that area getting better?

[Dawn Vought]

@Marcello Oliveri  The key to getting good tenants is proper screening, not so much the neighborhood.  I've had great tenants in bad areas and bad tenants in decent areas in the past.  I'm a lot better at screening now, so my tenants in all of my areas, both good and not so good, have been very good for years now. 

[Dave Chow]

@Chris Dawson Thats an awesome post! 

Have you had any experiences in Liberty MO? I always wanted to now how to how likely people would pick up some area to live. 

[Mike Krieg]

@Chris Dawson What is the tax rate for the MO side on kansas city. I'm trying to locate SFH's in the Blue Springs area (the good zips)

[Robert DeForge]

Wow! Great list!

Well, glad to see that I bought in a "Good" zip code! I wish I would have seen this list 6 months ago.. It certainly would have saved me MANY late nights on Zillow, Redfin and Realtor. Flying out Sunday to check out our new property and do a little scouting for the next one.

[Brian J Teter]

This is extremely useful. Thank you for taking the time to put this together. Would you say any of zip codes you listed as shaky are experiencing recovery in the last two years since this was written?

@Chris Dawson

[Account Closed]

@Chris Dawson this is a fantastic source.

I am building a team in KC right now and looking for honest, reputable contractors and PMs, specifically that I can manage remotely.

Do you have any recommendations?

Thank you so much for your help.

[Michael Lewis]

I have a list of contractors that I use exclusively what are you looking for exactly and I can shoot you some info.

[Dawn Vought]

@Michael Lewis - I would appreciate the list as well.  I have a good HVAC/plumber and an electrician (that I rarely have to use), in addition to a good carpet cleaner.  I also have a good contractor, but sometimes he's too busy to get to me in the needed timeframe so I have to bring in others.  Any general contractors, carpenters, handymen that cover a wide range of skills?  Must know how to service an out of state landlord with good communication, photos, written invoices, etc.  Always looking for good recommendations for KC!  I have SFRs on the Missouri side of KC and Independence.  TIA

[Gerard J.]

Originally posted by @Kim Tucker:

I can't speak to the KCK Zip Codes - but 64133, especially if it is a Kansas City Missouri Address and Raytown Schools will be very helpful because city employees must live in Kansas City, however they don't want to send their kids to Kansas City Schools - so 64133 is one of the  zip code that they end up in.

 Thanks for the input Kim. I'm actually in the process of purchasing a turnkey property in this zip code.

@Chris Dawson This is such an invaluable source of information. Thanks for putting this out.

Anyone else reading, I would love to connect with investors and local resources in the KC areas. As I mention above, I'm currently under contract to purchase a turnkey property and it would be great to have local contacts that I can punt questions and ideas to (ie. PMs, contractors, Inspectors, Realtors, etc).

If you fit that profile feel free to connect with me. Or if you just want to talk music (country and 90s gangsta rap are my preferred :-D), sports, technology and general real estate, feel free to connect as well.  ;-) 

[Gabriel Gandelman]

I'm a broker/investor from California. I'm new with the KC multifamily / multiunit market. Any advice will be appreciated. 

[Ryan Fox]

@Chris Dawson What is your opinion of zip code 64132 for rentals?

[Chris Dawson]

@Ryan Fox 64132 is an OK rental area.  I would give it a C+ at best.  Good cash flow, but high turnover, crime, and bad schools makes it a high risk.

[Nadine Chin]

@ Chris P: What a fabulous resource!  Thank you!

@ Eric P: Thank you for putting the map together!

Planning to be in the KC area next F to the following Tuesday.  Interested in meeting up with you and/or any other brokers or investors.  

@ Michael Lewis and @ Dawn, would be interested in your recommendations and PM companies you are using.  Will ping you separately.

Will be meeting with American, USREEB, and KCREIS next Friday. Does anyone have any experience, thoughts, or recommendations with these?  How are people managing their properties?

[Ashley Zhang]

Originally posted by @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.

 This is a great info! Thanks chris

[Tia Larson]

Do you know how to calculate property tax as investment property in Kansas City, MO? 

[Lee Ripma]

@Tia Larson You can look it up for each property, it varries. But as a general rule use 1% of the purchase price. It really depends on where you are though.