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.

[Kevin Fontleroy]

Thanks for the Post very good general list. I would challenge some of the avoid zip codes because those tend to have very high cash flow opportunities and with the right property management you can have very little problems. The most important part is screening tenants and being willing to say "NO!"

I think its probably more of proceed with caution instead of avoid imo

[Eric P.]

@Kevin Fontleroy Yes and also some of the zip codes have improved & gentrified in the last year since this post was made.

[Chris Billington]

I'm not ruling out buying turnkey properties (bought one in KC last year). I do want to keep options open. Any out of state folks having luck adding to their portfolio taking the non-turnkey route? 

[Jeff Wallenius]

@Chris Billington there are a few options if your looking to buy "prehabbed" with a goal to refi and cash out. If your looking to invest without the long hold period I may be able to assist. PM if you would like to discuss further. Best of luck!

[Martin Andersson]

@Chris Dawson @Eric P. Thanks for this zip code break down and the heat map! Very helpful!

I wish experienced investors from all bigger cities would put together something like this :)

[Lee Ripma]

@Chris Dawson

Hi Kansas City crew! 

I didn't see the following on the Chris Dawson's very helpful list or the equally helpful heat map. Would love your thoughts on these zip codes! 

66104

66101

66102

64133

Thanks in advance! 

Lee

[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.

[Chris Dawson]

@Lee Ripma, any zip code that starts with 66xxx is on the Kansas side and anything that starts with 64xxx is on the Missouri side.

66101 is basically downtown Kansas City, KS. (not to be confused with downtown Kansas City, MO which is where most of what you know/hear about downtown Kansas City exists).  All of the government buildings for KC, KS are in this zip code.  The homes in this zip code will be older, around 100 years old or more. Most of this area will be risky.  High cash flow (on paper at least).  I would not try to flip in this zip code unless maybe if you are in one of the historical areas like Strawberry Hill.

66102 is further west of downtown KC, KS. The homes are generally newer than in 66101 (50-100 yrs old). This is a better area for SFR rentals but still not good for flips.

66104 - Same as 66102

64133 - Good rental area.  Some potential for flips.

If you are interested in the KS side, 66103 is a very interesting area.  Stick to areas south and east of SW Blvd.  We have had lots of success with rentals and flips in this area.

Hope this helps.

[Account Closed]

We manage many properties in the 64133 zip code. It's a great area with great schools!  If you are looking for turnkey there, I have some inventory! 

[Lee Ripma]

@Chris Dawson Thanks very much for the great info, I'm going to PM you about a property that needs some work in 64133, perhaps we can work together on it. 

@Kim Tucker Thank you for this info, great to know! 

@Account Closed I appreciate this, I don't want to go turnkey because I want to partner with someone to do the value add so that I have equity in my rental. Thank you though! 

[Account Closed]

Many turnkeys come with equity! :)

[Alejandro Lisson Ramirez]

Thanks a lot Chris! Very useful information!

[Jai Koolwal]

@Chris Dawson - thanks for starting this great thread! This information is GOLD for out of state investors like myself.  It's a huge help!

@Eric P. - fantastic heat map! saves a ton of time.

[Rohan J.]

Awesome discussion! Which zip codes or sub-districts do you guys like for up&coming neighborhoods? Which communities have the strongest economic growth + commercial construction?

[Adam Hays]

I would add that if you are local and can properly screen tenants, and meticulously manage the property you can find pretty good cash flow in 64053 and 64052 but it carries more risk for sure.  

[Keong Kam]

This is really good information especially for someone who is an out-of-state investor like myself. Thanks Chris! Really appreciate the information. I am looking to connect with brokers like yourself who have great insight about the overall area WRT rental investment opportunities. I will definitely reach out to you for more info!

[Keong Kam]

Anyone have experience with zip code 64132? 

[Kraig Kujawa]

How often are you all replacing roofs in KC? Out here in Orlando it's every 10-15.

[Kraig Kujawa]

@Chris Dawson is 64129 still a bad rental area? I'm now seeing it listed as a A/B+

[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.

[Andrew Syrios]

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.

 It's a lot rougher on the east side of Troost, especially as you get past Paseo. Being on Paseo and near the university helps, but that's still a tough spot. Unless you're going for cash flow properties in low end areas and feel comfortable managing those types of properties, I would probably move along.

[Aaron L.]

@Andrew Syrios It's too bad because so many of those properties have potential...built in early 1900s historic homes...they're beautiful. 

I haven't been able to figure that area out yet. There are mansions and then boarded up drug houses a few streets away...

Thanks for the advice!

[Nathan Brooks]

There are definitely good parts now of 64129 which we ARE buying in. Just make sure you understand the area and whats going on there.  @Aaron L.

[Nathan Brooks]

@Kraig Kujawa see above comments. Just make sure you understand which part of the zip code the property is sitting in and even check it out on trulia.com for what the crime is like in the area.

[Ndy Onyido]

@Chris Dawson

Thanks for the post. Very informative. A quick question:  Would you be able to provide further clarity why you classified zip code 64052 /64053 as mostly bad for rental? I noticed that Independence as a whole seem to vary even within 200 meters radius.

Thanks