At the center of ZIP 64119 is a split between an asking-rent level that is elevated against broad contexts and a growth rate that has cooled. Zillow’s June 2026 ZORI is $1,644 per month, up 3.48% from the same month a year earlier. This is a typical observed asking-rent index at the ZIP level, blended across rental types; it is neither a lease quote nor an apartment-only measure. The five-digit label is both a Zillow ZIP market identifier and a Census ZCTA match. A ZCTA is a statistical area and is not identical to a USPS delivery ZIP, which matters when connecting this rental index to the survey evidence below.
The recent direction breaks from, rather than confirms, the longer rent path. Exact same-month annualized ZORI changes were 3.48% over one year, 5.75% over three years, and 6.15% over five years, so the current advance is positive but slower than either extended lookback. These are backward-looking measurements, not forecasts or investment recommendations. History coverage is 100%, supporting comparison across the observed period. Monthly-return variability annualized to 2.59%, which means a single current index reading deserves time-series context rather than treatment as a fixed market condition. Separately, the largest recorded peak-to-trough drawdown was a 1.14% decline, documenting that declines occurred even within the overall rise. Transparent national history discovery ranks were 511 for momentum, 862 for stability, and 264 for the balanced measure, with a lower rank higher; these ranks organize past observations rather than predict outcomes.
Broader geographies put the level in perspective without replacing the ZIP result. For context only, the Kansas City city-wide rent-index value is $1,444, the Clay County context value is $1,565, and the Kansas City, MO-KS metro context value is $1,545. Each is a wider-area context figure, not a direct ZIP rental comp, and none changes the meaning of the ZIP ZORI. The ZIP therefore sits above those three reported context levels, while its recent cooling should not be assumed to occur in the city, county, or metro merely because those names surround the same location.
Source discipline is especially important in the rent-level comparison. The ACS 2024 five-year survey for occupied renter homes in the matched ZCTA reports median gross rent of $1,234; gross rent includes selected utilities. That is a different universe from Zillow’s current observed asking-rent index, so it is not a competing asking-rent quote. ZORI is 33.2% above the survey median, a gap that can reflect differing timing, populations, rent concepts, and the mix of occupied homes versus advertised rentals. It does not prove that a particular available unit is priced above a tenant’s payment, or that the survey median moved with today’s listings.
Bedroom detail should be handled as a model, not as a rent survey. The FY2026 local HUD FMR/SAFMR ladder runs from $1,150 for a studio to $2,200 for a four-bedroom unit; it is an administrative, bedroom-specific standard rather than asking rent. Scaling the ZIP ZORI through that local HUD ladder produces modelled monthly ZIP estimates of $1,331 for a studio, $1,447 for one bedroom, $1,644 for two bedrooms, $2,142 for three bedrooms, and $2,547 for four bedrooms. The two-bedroom estimate is the index anchor. These are modelled estimates, never measured bedroom rents, and they cannot establish a building’s asking schedule, utility treatment, lease term, or actual availability.
Household and stock data give a second, separate affordability lens. ACS reports median household income of $83,929 in the matched ZCTA. Applying a 30% rent-to-income screen to the current ZORI gives required annual income of $65,760; that screen is arithmetic, not advice and not an applicant qualification rule. In the same survey, 1,275 of 3,409 occupied renter households, or 37.4%, had gross rent burdens at or above that threshold. This survey burden cannot prove the burden for a specific unit or household. The renter share is 25.3%, while 351 housing units were vacant, a 2.54% overall vacancy rate, including 67 vacant for rent. The reported stock includes 11,609 single-family units and 577 large-multifamily units. These counts describe the ZCTA’s survey housing inventory, not a current listing count or proof that any vacant home can be leased.
Direct ZIP resale evidence provides a separate challenge to reading rental cooling as a whole-housing-market condition. In Redfin’s rolling three-month ZIP for-sale observation, the median sold price was $268,689, up 3.24% year over year; 150 homes sold, median marketing time was 15 days, reported inventory was 60 homes, and months of supply were 1.2. Sale-to-list signals also stayed entirely in the resale universe: the average sale-to-list result was 100.64%, and 40.45% of homes sold above list. Those are for-sale transactions, not rental transactions or rental comps. They challenge any simple extension of the ZORI cooling label to all housing evidence, even as they cannot confirm rent demand. Annualized ZIP ZORI divided by median sold price is 7.34%, solely a cross-source screening ratio; it does not measure property economics, expenses, financing, or a property-level performance outcome.
None of the datasets resolves a particular property. ZORI is an index, ACS is a five-year survey, HUD is an administrative standard, and Redfin records direct resale activity; each answers a different question. Decision-specific verification would compare a specific address’s advertised rent, bedroom designation, utility inclusions, lease term, and current availability with the relevant modelled benchmark, while keeping any sale comparison tied to that property’s actual transaction terms rather than the ZIP median. It would also confirm the address geography because the ZCTA and USPS delivery ZIP are not identical. The central question is whether the actual unit’s current quote and terms reconcile with the appropriate source universe, rather than with a broad index, survey median, or resale statistic.
","findings":[{"body":"Zillow’s ZIP asking-rent index is rising, but the latest same-month advance is slower than the three-year and five-year annualized records. Complete history coverage supports the comparison, while monthly variation and an earlier drawdown mean the current reading is a well-observed snapshot rather than a fixed lease benchmark, forecast, or forward path.","title":"Asking-rent deceleration is real but limited"},{"body":"The comparison between ZORI and ACS is informative only as a source contrast. ZORI describes typical observed asking rent across rental types; the matched ZCTA survey reports gross rent in occupied renter homes and includes selected utilities. Their spread cannot demonstrate that all existing tenants, new listings, or a particular bedroom category changed by the same amount.","title":"Current asking rent and lived-in gross rent are different measures"},{"body":"The studio-through-four-bedroom figures are obtained by scaling the ZIP ZORI to the local HUD FMR/SAFMR relationship. HUD supplies an administrative bedroom-specific standard, not rental listing evidence. These modelled figures help keep bedroom comparisons internally consistent, but they do not measure asking rents for an actual unit, building, lease term, or utility package.","title":"Bedroom estimates are model inputs, not rental comps"},{"body":"Redfin’s rolling ZIP resale series shows the for-sale side, including sale prices, closings, marketing time, inventory, supply, and sale-to-list outcomes. It does not record rental transactions. Dividing annualized ZORI by the sale median creates a cross-source screen only; it omits property-specific operating terms and cannot represent the economics of a particular home.","title":"Resale signals complicate a broad cooling interpretation"}],"risks":["Zillow ZORI is a blended typical asking-rent index, so it cannot identify a property’s signed rent, concessions, utility bill, lease duration, bedroom-specific availability, or renewal outcome.","ACS represents a five-year ZCTA survey of occupied renter homes, with gross rent including selected utilities; its median and burden figures do not portray today’s listings or a particular resident.","Vacancy and renter-burden measures are aggregated survey measures. They cannot prove availability, affordability, demand, payment stress, or lease eligibility for an individual home, household, or applicant.","Redfin’s resale data are direct for-sale observations, but sale price and ZORI come from different universes. Their screening ratio excludes property-specific costs, debt structure, taxes, insurance, repairs, and leasing terms."],"qa":[{"a":"ZIP 64119 is used as Zillow’s ZIP market identifier and aligns to a Census ZCTA for the ACS material. The ZCTA is a statistical Census area, not a USPS delivery ZIP, so its survey boundaries and the address geography of a listed property need not be identical.","q":"What geography does the ZIP label represent in this report?"},{"a":"Zillow ZORI is a current ZIP-level typical observed asking-rent index blended across rental types. ACS median gross rent is a five-year survey statistic for occupied renter homes and includes selected utilities. The measures differ in timing, population, rent concept, and geographic construction, so the gap is a source contrast rather than a direct tenant or listing comparison.","q":"Why does the Zillow asking-rent level differ from ACS median gross rent?"},{"a":"HUD FMR/SAFMR supplies a local, bedroom-specific administrative ladder. The report scales the ZIP ZORI using that relationship, producing modelled studio through four-bedroom estimates. They are not measured bedroom rents because neither the Zillow index nor HUD standard provides actual current asking-rent observations for an individual bedroom class, building, or lease.","q":"How should the bedroom figures be used?"},{"a":"Redfin’s rolling three-month observation is direct ZIP for-sale evidence: it tracks sold prices, transaction volume, marketing time, inventory, supply, and sale-to-list outcomes. The annualized ZORI-to-sale-price figure simply divides two different-source measures. It is useful only as a screening ratio and cannot establish property-level expenses, financing effects, lease income, or a property-level performance outcome.","q":"What does the Redfin rent-to-sale-price screen mean?"}],"sources":[{"key":"apartment_list_time_on_market","name":"Apartment List Time on Market — listing liquidity","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/category/data-rent-estimates"},{"key":"apartment_list_vacancy","name":"Apartment List Vacancy Index — rental vacancy","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/apartment-list-vacancy-index-methodology"},{"key":"census_zcta_facts","name":"Census ACS five-year — ZCTA housing and income","release":"ACS 2024 5-year ZCTA","pulledAt":"2026-08-08","url":"https://api.census.gov/data/2024/acs/acs5.html"},{"key":"hud_zip","name":"HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback","release":"ZIP-CBSA 2025Q4 + SAFMR FY2026","pulledAt":"2026-07-26","url":"https://www.huduser.gov/portal/datasets/usps_crosswalk.html"},{"key":"realtor_county","name":"Realtor.com Economic Research — county listing inventory","release":"county inventory 2026-06","pulledAt":"2026-07-28","url":"https://www.realtor.com/research/data/"},{"key":"redfin","name":"Redfin Data Center — inventory, days on market, and price cuts","release":"metro tracker through 2026-05-01","pulledAt":"2026-07-26","url":"https://www.redfin.com/news/data-center/"},{"key":"redfin_zip","name":"Redfin Data Center — ZIP resale activity and supply","release":"ZIP rolling 3 months through 2026-06-30; 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