Kansas City, MO-KS · Missouri
Cass County
ZIP 64746
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 64746
Median home value
$317,803
Gross yield
4.2%
Buy Box score
0.5
Section 8 gap
-3.2%
Affordability
P/I: 3.6R/I: —
Section 8 detail
SAFMR: $1,110Rent: $1,147Gap: -3.2%
ZIP code breakdown13 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate ↓ | Rent gap |
|---|---|---|---|---|---|
| 64012 | $281,043 | $1,440 | 6.1% | 7.2% | -17.6% |
| 64083 | $354,829 | $1,490 | 5.0% | 6.0% | -19.3% |
| 64080 | $360,216 | $1,290 | 4.3% | 5.6% | -29.2% |
| 64090 | $269,000county est. | $1,090 | 4.9% | 5.1% | -5.2% |
| 64739 | $269,000county est. | $1,030 | 4.6% | 5.1% | -11.4% |
| 64743 | $269,000county est. | $1,160 | 5.2% | 5.1% | 1.1% |
| 64078 | $351,520 | $1,350 | 4.6% | 5.0% | -8.2% |
| 64725 | $285,432 | $1,210 | 5.1% | 4.8% | 5.2% |
| 64701 | $288,482 | $1,090 | 4.5% | 4.8% | -5.2% |
| 64747 | $289,686 | $1,030 | 4.3% | 4.8% | -11.4% |
| 64742 | $312,210 | $1,030 | 4.0% | 4.4% | -11.4% |
| 64746 | $317,803 | $1,110 | 4.2% | 4.3% | -3.3% |
| 64734 | $416,876 | $1,330 | 3.8% | 3.3% | 13.8% |
Sort by any column. Click a ZIP for detail. Rent gap: green = HUD FMR above market rent.
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