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.

[Christopher Duron]

I know I'm late to the party but...

@Chris Dawson Great, exceptional, astonishing, magnificent, (and 100 other synonyms of great) Post.  Thank you very much sir!

@Eric P. awesome map.  Thank you as well.

[Curt Austin Peters]

Hi Chris:  I'm a new investor currently learning the KC market.  This is an amazing list you prepared s some years agao - thank you.  Would you find it still current?

[Lin Huang]

I found a duplex in zip code 64130. Shall I avoid this area? 

[Nic S.]

For all the newer investors in the KCMO, welcome! My suggestion would be to hop on a plane and canvas the zip codes in question. Line a up a few meetings with local RE agents, PMs, and TK providers and talk with them. Thats what I did in 2019 and it gave me much needed confidence to grow my portfolio. 

[Dawn Vought]

Originally posted by @Lin Huang:

I found a duplex in zip code 64130. Shall I avoid this area? 

I have a SFR in that zip code. It is a rougher area, but some blocks are better than others. Have never had an issue with the house when someone was actually living in it. I've heard from locals in the know that the area is gentrifying and coming up, but I cannot confirm the accuracy of that statement.

[Joe Doran]

Originally posted by @Art Perkitny:

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

Hi @Art Perkitny, I'm curious what tool or resource produced this graphic? This is something I would definitely like to add to my toolbelt. Many thanks in advance.

[Brian Davis]

@Chris Dawson thank you for your thoughtfulness generating this thread! 

@Nic S. this is a great suggestion. Sounds like a great RV trip too!

I am just beginning to build a team on the ground in KCMO. Any folks here have recommendations for contractors comfortable dealing with remote investors? TIA and God bless.

[Lourdes Caballero]

@Chris Dawson Thank you for taking your time on making this list. Do you think that over the years the market in Kansas City has changed? You mentioned that zip code 64130 it has a high crime rate. But last year they sold 412 properties. I would love to know your feedback on this. Thanks again!

[Caleb Brown]

Kansas City is always growing. Some of these rougher areas have been gentrified and a lot of growth happening

[Ryan Edwards]

Chris,

I just came across this post from 7 years ago.  What a thorough broad-stroke overview of each zip code.  Thank you, this is incredibly helpful!

I was curious if you there were any zip codes you would update here, with the growth of the city over the last 7 years.

My wife and I are looking to start investing in the KC Metro so any additional guidance you can provide would be greatly appreciated.

Thanks,

Ryan

[Lee Ripma]

@Ryan Edwards

Guide to Kansas City Zip codes

B+ zips

Blue Springs

64015

64014

Grain Valley

64029

Lee’s Summit

64068

64063

64081

Raymore

64083

Kansas City, MO

64145

64112

64101

Liberty

64158

Northland

64152

64151

64154

64155

Shawnee Mission

66217

66216

66219

66215

66210

Olathe

66026

66061

Prairie Village

66205

Gardner

66030

B zips

Kansas City, MO

64105

64114

64111

Kansas City, MO

64137

64138

64108

64111

64131

64110

Independence:

64055

64056

64057

North Kansas City

64119

Overland Park/Merriam

66202

66203

66204

66214

66212

66214

B - /C+ zips

Gladstone

64118

North Kansas City

64116

64117

Independence:

64052

Raytown

64133

Grandview

64030

Belton

64012

Kansas City, KS

66112

66106

C zips

Historic Northeast:

64124

64123

Kansas City, MO

64129

64130

64109

64132

64134

Independence:

64053

64054

64050

Kansas City, KS

66102

66103

66104

66105

Riverside

64150

D zips

Kansas City, MO

64125

64126

64127

64128

Kansas City, KS

66101

[Brandon Carlson]

Chris,
Thank you for sharing this list, very informative. I'm curious to know if your outlook has changed since you posted. Anyway, we can get an updated list that reflects 2023?

Quote from @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.

[Marco Santana]

Quote from @Lee Ripma:

@Ryan Edwards

Guide to Kansas City Zip codes

B+ zips

Blue Springs

64015

64014

Grain Valley

64029

Lee’s Summit

64068

64063

64081

Raymore

64083

Kansas City, MO

64145

64112

64101

Liberty

64158

Northland

64152

64151

64154

64155

Shawnee Mission

66217

66216

66219

66215

66210

Olathe

66026

66061

Prairie Village

66205

Gardner

66030

B zips

Kansas City, MO

64105

64114

64111

Kansas City, MO

64137

64138

64108

64111

64131

64110

Independence:

64055

64056

64057

North Kansas City

64119

Overland Park/Merriam

66202

66203

66204

66214

66212

66214

B - /C+ zips

Gladstone

64118

North Kansas City

64116

64117

Independence:

64052

Raytown

64133

Grandview

64030

Belton

64012

Kansas City, KS

66112

66106

C zips

Historic Northeast:

64124

64123

Kansas City, MO

64129

64130

64109

64132

64134

Independence:

64053

64054

64050

Kansas City, KS

66102

66103

66104

66105

Riverside

64150

D zips

Kansas City, MO

64125

64126

64127

64128

Kansas City, KS

66101

 Thank you

[Dan Krupa]

Love you, Lee, but I disagree with all Riverside being a B-/C+. Yes, a portion you want to stay away from. However, the area adjacent to Briarcliff and the Northern section of 64150 is a great area to invest in and is a B to B+ area. 

[Satish Joshi]

Great Information. My son will be starting a Residency Program at the University of Kansas . I will need to look at properties soon