Kansas City, MO-KS · Missouri
Clay County
ZIP 64156
255,566 residents208 permits TTM$86,150 median HHI18 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$256,400
ACS 5-Year
Cap rate proxy
6.4%
FMR × 0.65 ÷ Home Value
Rent-to-income
17.0%
HUD FMR ÷ ACS HHI
Net migration
+2.62%
IRS SOI
Permits (TTM)
208
Census BPS
Climate risk
89.8
FEMA NRI (0–100)
ZIP 64156
Median home value
$453,570
Gross yield
4.4%
Buy Box score
0.6
Section 8 gap
36.1%
Affordability
P/I: 5.3R/I: 28.3%
Section 8 detail
SAFMR: $1,660Rent: $1,220Gap: 36.1%
ZIP code breakdown18 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate ↓ | Rent gap |
|---|---|---|---|---|---|
| 64117 | $208,462 | $1,180 | 6.8% | 8.3% | -21.6% |
| 64119 | $252,643 | $1,420 | 6.7% | 7.6% | -12.3% |
| 64116 | $260,481 | $1,310 | 6.0% | 6.7% | -10.8% |
| 64157 | $416,779 | $2,040 | 5.9% | 6.5% | -10.9% |
| 64118 | $261,441 | $1,330 | 6.1% | 6.3% | -2.5% |
| 64024 | $238,965 | $1,090 | 5.5% | 6.1% | -11.9% |
| 64072 | $256,400county est. | $1,170 | 5.5% | 5.7% | -4.3% |
| 64161 | $256,400county est. | $1,560 | 7.3% | 5.7% | 21.8% |
| 64165 | $256,400county est. | $1,450 | 6.8% | 5.7% | 15.9% |
| 64166 | $256,400county est. | $1,460 | 6.8% | 5.7% | 16.4% |
| 64167 | $256,400county est. | $1,590 | 7.4% | 5.7% | 23.3% |
| 64155 | $343,432 | $1,510 | 5.3% | 5.6% | -7.0% |
| 64156 | $453,570 | $1,660 | 4.4% | 5.4% | -22.4% |
| 64158 | $375,493 | $1,610 | 5.1% | 5.0% | 2.5% |
| 64068 | $319,788 | $1,280 | 4.8% | 4.6% | 3.3% |
| 64089 | $371,828 | $1,310 | 4.2% | 3.9% | 6.9% |
| 64048 | $378,673 | $1,150 | 3.6% | 3.9% | -6.1% |
| 64060 | $384,773 | $1,350 | 4.2% | 3.8% | 9.6% |
Sort by any column. Click a ZIP for detail. Rent gap: green = HUD FMR above market rent.
Demographics
Owner-occupied
68.9%
Census ACS
Vacancy rate
5.3%
Census ACS
Bachelor's degree +
36.0%
Census ACS
Rent burdened
42.0%
Census ACS (>30% income)
Median age
37.6
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