Location: Phelps County, MO | Metro: Crawford County, MO
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 | $780 |
| 1 Bedroom | $820 |
| 2 Bedrooms | $1,000 |
| 3 Bedrooms | $1,340 |
| 4 Bedrooms | $1,430 |
| 5 Bedrooms | $1,659 |
| 6 Bedrooms | $1,858 |
| 7 Bedrooms | $2,007 |
| 8 Bedrooms | $2,107 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $820 | $179,308 | 0.46% | F |
| 2BR | $1,000 | $173,971 | 0.57% | F |
| 3BR | $1,340 | $246,338 | 0.54% | F |
| 4BR | $1,430 | $310,704 | 0.46% | F |
U.S. Census Bureau data (2024)
The analysis of ZIP code 65559 in Saint James, Missouri, reveals a market that offers moderate potential for both yield and stability. The Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $950, which is higher than the local market's FMR of $830. This suggests that there is an opportunity to generate above-average rental yields by targeting properties near the metro area, assuming comparable management costs.
To quantify this yield potential, consider the median home value of $236,861. A landlord could reasonably expect to rent out a property at $830 to $950 per month, depending on its location relative to the metro area. At $830, the annual rent would be $9,960, equating to a rental yield of approximately 4.2% based on the median home value. If the property can command the metro rate of $950, the annual rent increases to $11,400, boosting the rental yield to about 4.8%. These figures indicate that while the yield is not exceptionally high, it is still respectable given the property values.
Stability is another key factor. With 24.2% of residents being renters, the demand for rental properties is present but not overwhelming. The lack of data on days on market (DOM) makes it difficult to assess how quickly properties might be rented out or vacated, which is a critical metric for understanding tenant turnover and vacancy rates. However, the median household income of $61,750 provides some assurance regarding the financial stability of potential tenants, although it is lower compared to national averages, indicating that the market may be more sensitive to economic downturns.
Based on these figures, ZIP 65559 does not fit neatly into either a high-yield/low-stability "flip-style" market or a steady-cashflow zone. Instead, it represents a middle-ground scenario where the yield is decent but not outstanding, and stability is moderate with some uncertainty due to limited data. For small-portfolio investors looking to balance risk and reward, this area presents a reasonable option, particularly if they can leverage proximity to the metro area to achieve higher rents without significantly increasing operational costs.
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.