Is Buchanan County, MO good for real estate investing?

Buchanan County has an investment score of 73/100, rated as "Buy". The county ranks #84 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Buchanan?

The rent-to-price ratio in Buchanan County is 6.48% annually, which ranks in the 62th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Buchanan?

The median home price in Buchanan County is $196,537. This ranks #362 in affordability among all US counties.

Can you cash flow on rental properties in Buchanan?

Based on median values with 20% down at current rates, a typical rental in Buchanan County would generate negative cash flow of $340/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Buchanan County

MissouriPopulation: 84,544

/100

Hold

#84 of 1,000 counties

#9 in Missouri (113 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated July 20, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$196,537

Median Home Price

14% below national median

$1,062/mo

Median Rent

27% below national median

6.48%

Rent-to-Price Ratio

Top 38% nationally

-$340

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $1,062/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$147,403	-$83/mo	5.6%	-2.9%
Median typical MLS deal	$196,537	-$340/mo	4.2%	-9.0%
125% of median newer / premium	$245,671	-$598/mo	3.4%	-12.7%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$196,537

Down Payment (20%)$39,307

Loan Amount$157,230

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,062

Monthly P&I-$1,030

Est. Expenses (35%)-$372

Net Cash Flow-$340/mo

4.2%

Cap Rate (all cash)

-9.0%

Cash-on-Cash Return

6.48%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 4.2% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

73/100

Cash Flow(30%)

65/100

Based on 6.48% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

93/100

Based on 7.2% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

88/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Strong price appreciation (+7.2% YoY)
+Affordable relative to local incomes
+Complete rent data available

Challenges

-Negative cash flow at typical financing (-$340/mo)
-Negative leverage (cap rate 4.2% < mortgage rate 6.9%)

Economic Indicators

Population

84,544

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+Appreciation buyers: YoY growth is meaningfully above the long-run average
+Patient holders willing to accept negative carry for equity gains
+All-cash buyers: removing debt service flips the cap rate to actual yield
+Institutional or out-of-state investors who target appreciation markets

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)

Compare to Nearby Counties

County					Verdict
LivingstonMO	76	$188,828	Est. pending	—	Strong Buy	View
CurrentBuchananMO	73	$196,537	$1,062	6.48%	Buy
AndrewMO	73	$281,483	Est. pending	—	Buy	View
PettisMO	73	$191,272	$1,078	6.76%	Buy	View
ClintonMO	70	$275,256	Est. pending	—	Buy	View
ButlerMO	70	$160,556	$900	6.73%	Buy	View

The Bottom Line

HoldBuchanan scores well overall, but a typical leveraged buy-and-hold loses $340/mo at current rates. Consider house hacking, value-add, or all-cash; otherwise a worse score with positive cash flow may be the better deal.

Buchanan County in Missouri scores 73/100, ranking #84 of 1,000 US counties (top 11%). At 20% down and current rates, a median-priced rental loses about $340/month; the 6.48% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow

$-340/mo

Cap Rate

4.2%

Cash-on-Cash

-9.0%

Related markets

Markets like Buchanan with stronger cash flow

Cheaper alternatives to Buchanan

Head-to-head comparisons

All counties in Missouri →

Rent vs buy in Missouri cities

Rent vs buy in Kansas City, MOMedian $237,642 · rent $1,382/mo Rent vs buy in St. Louis, MOMedian $175,441 · rent $1,284/mo Rent vs buy in Springfield, MOMedian $248,367 · rent $1,254/mo Rent vs buy in Columbia, MOMedian $318,843 · rent $1,339/mo Rent vs buy in Independence, MOMedian $237,642 · rent $1,382/mo All Missouri citiesFull rent-vs-buy directory for the state

Ready to Analyze a Deal in Buchanan?

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Scenario comparison

Same $1,062/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$147,403	-$83/mo	5.6%	-2.9%
Median typical MLS deal	$196,537	-$340/mo	4.2%	-9.0%
125% of median newer / premium	$245,671	-$598/mo	3.4%	-12.7%

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$196,537

Down Payment (20%)$39,307

Loan Amount$157,230

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,062

Monthly P&I-$1,030

Est. Expenses (35%)-$372

Net Cash Flow-$340/mo

4.2%

Cap Rate (all cash)

-9.0%

Cash-on-Cash Return

6.48%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 4.2% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

73/100

Cash Flow(30%)

65/100

Based on 6.48% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

93/100

Based on 7.2% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

88/100

Based on price relative to estimated local incomes.

Who this market fits

Best for

+Appreciation buyers: YoY growth is meaningfully above the long-run average
+Patient holders willing to accept negative carry for equity gains
+All-cash buyers: removing debt service flips the cap rate to actual yield
+Institutional or out-of-state investors who target appreciation markets

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)

County

Verdict

LivingstonMO

$188,828

Est. pending

—

Strong Buy

View

CurrentBuchananMO

$196,537

$1,062

6.48%

Buy

AndrewMO

$281,483

Est. pending

—

Buy

View

PettisMO

$191,272

$1,078

6.76%

Buy

View

ClintonMO

$275,256

Est. pending

—

Buy

View

ButlerMO

$160,556

$900

6.73%

Buy

View

The Bottom Line

Monthly Cash Flow

$-340/mo

Cap Rate

4.2%

Cash-on-Cash

-9.0%