Kansas City, MO-KS · Missouri
Cass County
109,393 residents475 permits TTM$87,413 median HHI13 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$269,000
ACS 5-Year
Cap rate proxy
6.1%
FMR × 0.65 ÷ Home Value
Rent-to-income
15.7%
HUD FMR ÷ ACS HHI
Net migration
+2.35%
IRS SOI
Permits (TTM)
475
Census BPS
Climate risk
74.9
FEMA NRI (0–100)
ZIP code breakdown13 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 64743 | $269,000county est. | $1,160 | 5.2% | 5.1% | 1.1% |
| 64725 | $285,432 | $1,210 | 5.1% | 4.8% | 5.2% |
| 64090 | $269,000county est. | $1,090 | 4.9% | 5.1% | -5.2% |
| 64701 | $288,482 | $1,090 | 4.5% | 4.8% | -5.2% |
| 64012 | $281,043 | $1,440 | 6.1% | 7.2% | -17.6% |
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Demographics
Owner-occupied
75.9%
Census ACS
Vacancy rate
5.8%
Census ACS
Bachelor's degree +
28.8%
Census ACS
Rent burdened
41.5%
Census ACS (>30% income)
Median age
40.1
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026