Kansas City, MO-KS · Missouri
Ray County
ZIP 64085
23,149 residents67 permits TTM$72,152 median HHI7 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$187,400
ACS 5-Year
Cap rate proxy
8.7%
FMR × 0.65 ÷ Home Value
Rent-to-income
13.4%
HUD FMR ÷ ACS HHI
Net migration
+2.19%
IRS SOI
Permits (TTM)
67
Census BPS
Climate risk
44.4
FEMA NRI (0–100)
ZIP 64085
Median home value
$230,466
Gross yield
5.4%
Cap rate
4.2%
Rent gap
21.6%
Affordability
P/I: 3.2R/I: —
Section 8 detail
SAFMR: $1,030Rent: $808Gap: 27.5%
ZIP code breakdown7 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 64035 | $187,400county est. | $1,190 | 7.6% | 5.2% | 32.1% |
| 64036 | $187,400county est. | $1,030 | 6.6% | 5.2% | 21.6% |
| 64017 | $187,400county est. | $1,030 | 6.6% | 5.2% | 21.6% |
| 64077 | $224,148 | $1,130 | 6.0% | 4.3% | 28.5% |
| 64085 | $230,466 | $1,030 | 5.4% | 4.2% | 21.6% |
Ranked by composite score
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Demographics
Owner-occupied
77.5%
Census ACS
Vacancy rate
8.6%
Census ACS
Bachelor's degree +
15.0%
Census ACS
Rent burdened
34.1%
Census ACS (>30% income)
Median age
42.2
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