Location: Livingston County, MO | Metro: Grundy County, MO
| Unit Size | Monthly FMR |
|---|---|
| Studio | $720 |
| 1 Bedroom | $750 |
| 2 Bedrooms | $980 |
| 3 Bedrooms | $1,270 |
| 4 Bedrooms | $1,510 |
| 5 Bedrooms | $1,752 |
| 6 Bedrooms | $1,962 |
| 7 Bedrooms | $2,119 |
| 8 Bedrooms | $2,225 |
U.S. Census Bureau data (2024)
The real estate landscape in ZIP 64635, characterized by a median home value of $261,311, suggests a stable market environment for both landlords and small-portfolio investors. The fact that the percentage of listings reduced is currently at N/A% indicates a balanced market where neither buyers nor sellers have significant leverage. This equilibrium is further supported by the median days on market (DOM) being at N/A days, implying that homes are selling close to their listing times without prolonged exposure.
The setup points to a scenario where pricing power remains relatively neutral over the next 12-24 months. Landlords can expect steady rental income with minimal fluctuations, given the slight increase in the Fair Market Rent (FMR) to $890 for the fiscal year 2026 compared to the current market average of $887. This marginal rise in FMR aligns closely with the expected inflation rate, suggesting that rents will likely keep pace with cost-of-living adjustments but not provide substantial growth opportunities.
For long-term investors, the realistic appreciation thesis in ZIP 64635 is modest. With the median home value holding steady and the rental market showing only minor increases, capital gains are unlikely to be robust. Investors should focus on maintaining consistent cash flow rather than expecting rapid property value appreciation. This strategy aligns with the current market conditions and provides a sustainable approach to real estate investment in this area.
Data Sources: FMR data from HUD (2027). 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.