Location: Johnson County, MO | Metro: Kansas City, MO-KS HUD Metro FMR Area
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,170 |
| 1 Bedroom | $1,270 |
| 2 Bedrooms | $1,440 |
| 3 Bedrooms | $1,880 |
| 4 Bedrooms | $2,250 |
| 5 Bedrooms | $2,610 |
| 6 Bedrooms | $2,923 |
| 7 Bedrooms | $3,157 |
| 8 Bedrooms | $3,315 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,440 | $239,911 | 0.6% | D |
| 3BR | $1,880 | $345,178 | 0.54% | F |
| 4BR | $2,250 | $461,089 | 0.49% | F |
| 5BR | $2,610 | $546,595 | 0.48% | F |
U.S. Census Bureau data (2024)
The ZIP code 64080, encompassing Pleasant Hill, MO, presents a market where demand closely follows supply, indicated by the Fair Market Rent (FMR) of $1190 for zip FY 2024 and the market rent at $1,175 according to the Census ACS. The low price-cut share of 0.2% suggests that landlords are maintaining their rental rates without significant concessions, which implies a relatively stable market. However, the absence of data on days on market (DOM) makes it challenging to definitively conclude whether supply slightly exceeds demand or vice versa.
The median home value in ZIP 64080 stands at $365,388. This figure places homeownership within reach for many residents but also underscores the financial commitment required for property ownership. With a 21.1% renter share, there is a notable segment of the population choosing to lease rather than buy homes, which can be attributed to various factors including affordability, lifestyle preferences, and financial considerations.
The high renter share suggests ongoing long-term housing pressure in the area. As a larger portion of the population opts for renting, this could indicate a growing trend towards leasing, possibly due to an increasing number of young professionals or families seeking flexible living arrangements. Landlords and small-portfolio investors should note that a significant renter base can create sustained demand for rental properties, though it also means competition among rental units will be fierce.
In summary, ZIP 64080 is characterized by a balanced market with slight indications of demand stability through maintained rental rates. The substantial renter share points to a dynamic where leasing is a preferred option for many, which could persist due to economic and social trends favoring flexibility over ownership. For investors, this suggests a market with both opportunities and challenges, requiring a keen eye on local trends and a strategic approach to investment.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.