Factor in financing to see your actual return on invested capital in Fort Leonard Wood.
$
$55,000
%
%
years
$
taxes + ins + maint + mgmt
$
$
Cash-on-Cash Return
-8.53%Weak
Annual Cash Flow ÷ Total Cash Invested
Total Cash Invested
$61,600
$55,000 down + $6,600 closing
Monthly Mortgage
$1,076
on $165K loan
Monthly Cash Flow
$-438
after all expenses
Annual Cash Flow
$-5,252
before taxes
Cash Flow Breakdown
Monthly Rent$1,100
Less Expenses−$462
Less Mortgage−$1,076
Monthly Cash Flow$-438
Is Fort Leonard Wood a Good Place to Invest in Rental Property?
Fort Leonard Wood, MO has a population of 50,000 and has been growing at 0.5% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $220,000 paired with median rents of $1,100/mo produces an estimated cap rate of 3.59%.
Property taxes at 1.25% fall within the national average range and shouldn't present unusual challenges. The vacancy rate of 6% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 4.6x, homes cost about 4.6 times the local median income of $48,140. This moderate ratio indicates a balanced rent-vs-buy market. Home values have appreciated at roughly 2.5% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: At current median prices, Fort Leonard Wood is challenging for pure cash flow investing. Consider BRRRR strategies with below-market purchases, or look at neighboring metros with stronger price-to-rent ratios.
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