June 2026 ZIP 64130 Zillow ZORI is $1,369, up 6.5% from the same month a year earlier. Zillow ZORI is a typical observed asking-rent index blended across rental types, so it is the current asking-rent signal rather than a lease-specific quote or a survey of occupied homes. The central tension is that this rent measure rose while the direct ZIP for-sale market recorded a $109,975 median sold price, down 20.3% year over year. Annualized ZIP ZORI divided by that resale price produces a 14.9% cross-source screening ratio only; it is not a cap rate, net return, expected return, property yield, or measure of a particular building.
The longer Zillow history supports the recent rent direction rather than breaking from it. Exact same-month ZORI growth was 6.5% over 1 year, 6.4% annualized over 3 years, and 8.8% annualized over 5 years. These are backward-looking measurements, not forecasts or investment recommendations. Monthly ZORI returns annualize to 3.9% variability, meaning a current index reading deserves less point-in-time confidence than a smoother history would warrant. Separately, the historical peak-to-trough drawdown was 3.6%, showing that declines occurred but were limited relative to the longer advance. Coverage is complete through the stated endpoint. Transparent national discovery ranks place momentum at 124, stability at 2,545, and the balanced measure at 840 among history-eligible ZIPs, where lower ranks are higher; they are discovery aids, not predictive ratings.
Redfin supplies a separate, direct rolling-three-month ZIP resale observation, not rental transactions or rental comparables. Its $109,975 median sold price was 20.3% lower than the prior year, while 65 homes sold with a median 34 days on market. Inventory stood at 103 homes, 12.2% above a year earlier, and months of supply were 4.8. Sale-to-list averaged 95.3%; 17.5% of sales closed above list, and 34.4% went off market within two weeks. Those liquidity and pricing signals challenge the otherwise positive rent-history direction: asking-rent growth has persisted even as resale prices weakened and available resale inventory increased. They do not demonstrate any rental-property economics.
The bedroom figures are modelled estimates, never measured bedroom rents. Scaling ZIP ZORI with the local HUD bedroom ladder produces estimates of $1,109 for a studio, $1,204 for a one-bedroom, $1,369 for a two-bedroom, $1,782 for a three-bedroom, and $2,124 for a four-bedroom. This construction preserves the ZIP-level ZORI anchor while using HUD’s relative bedroom spacing. HUD FMR or SAFMR is an administrative, bedroom-specific standard rather than asking rent, so neither the HUD ladder nor the resulting estimates should be substituted for advertised rents, executed leases, or unit-level comparables.
The affordability screen raises a separate concern. At a 30% rent-to-income arithmetic threshold, $1,369 monthly asking rent corresponds to $54,760 in annual income, compared with the ZCTA median household income of $42,221; the simple asking-rent-to-income calculation is 38.9%. This is arithmetic, not advice, an applicant qualification rule, or evidence about any household’s actual budget. The matched Census ZCTA reports $1,081 median gross rent. ACS median gross rent is a five-year survey measure for occupied renter homes and includes selected utilities, unlike Zillow’s current asking-rent index. A ZCTA is a statistical area and is not identical to a USPS delivery ZIP, adding another boundary and timing limit to that comparison.
Housing composition and vacancy provide useful context but do not identify available rentals. The ZCTA has 10,840 housing units and a 19.2% vacancy rate. Renters account for 48.4% of occupied homes, while 51.0% of renter households are recorded as paying at least 30% of income toward rent. That burden measure describes surveyed occupied renter households, not the affordability of an advertised unit, and vacancy does not prove that a particular home is rentable, listed, habitable, or offered at the ZORI level. The stock evidence therefore reinforces pressure in the aggregate renter survey while leaving unit availability unresolved.
Wider rent context is lower than the ZIP’s current asking-rent index: Kansas City citywide context rent is $1,443.71, Jackson County context rent is $1,434, and the Kansas City, MO-KS metro context rent is $1,545. These are wider geographic context values, not substitutes for ZIP evidence or proof that a unit should command a particular price. The ZIP sits below each of those broader asking-rent benchmarks, yet its current Zillow reading remains above the ZCTA occupied-renter gross-rent measure. That combination is consistent with materially different source universes, periods, utility treatment, and geographic boundaries rather than a directly reconcilable rent gap.
The evidence is strongest as a screen of conflicting current signals: rising ZIP asking-rent history, a higher arithmetic income hurdle than the area median household income, and a softer direct resale price observation. Important limits remain. Confirm the actual advertised rent, included utilities, bedroom count, lease term, concessions, deposits, occupancy condition, and whether the home is actively available. For a resale candidate, verify its transaction history, list-price changes, days on market, physical condition, and comparable closed sales rather than applying the ZIP median to an individual property. Can the specific unit’s terms and condition be documented well enough to reconcile the asking-rent signal with the resale-market tension?
","findings":[{"body":"ZIP Zillow ZORI increased 6.5% year over year and its one-, three-, and five-year history remained positive. In contrast, Redfin’s direct rolling-three-month ZIP resale observation showed a 20.3% annual decline in median sold price. The evidence therefore supports neither a simple rent-led nor resale-led conclusion; it identifies a cross-market tension that needs property-specific verification.","title":"Rent growth and resale weakness conflict"},{"body":"Zillow’s $1,369 ZORI is a blended asking-rent index, whereas the ZCTA’s $1,081 ACS median gross rent summarizes occupied renter homes over five years and includes selected utilities. Their difference is informative about source, timing, and universe differences, but it is not proof of current lease pricing, utility terms, or a household’s payment.","title":"Current rent is not the ACS occupied-renter benchmark"},{"body":"Redfin recorded 65 ZIP home sales, 34 median days on market, 4.8 months of supply, and a 95.3% average sale-to-list ratio. These are direct for-sale market observations. They help frame resale liquidity and pricing conditions, but they are not rental transactions, rent comparables, operating statements, or evidence of a property’s net income.","title":"Resale market data describe liquidity, not rental economics"},{"body":"The studio-through-four-bedroom amounts are modelled estimates created by scaling ZIP ZORI with the local HUD ladder. They should not be presented as observed bedroom rents. HUD FMR or SAFMR is an administrative standard, while ZORI is an asking-rent index; the model is useful for consistent screening but requires verification against an actual unit’s advertised terms and configuration.","title":"Bedroom values are constructed from two source systems"}],"risks":["The positive asking-rent history is backward-looking and has meaningful monthly variability, so a single current ZORI reading may be less reliable for a specific unit than the broader multi-year direction suggests.","The ACS ZCTA and the Zillow ZIP identifier are related but not identical geographic constructs, while ACS gross rent reflects occupied homes and selected utilities rather than current advertised asking rents.","The resale-price decline, increased inventory, and below-list sale signal may challenge rent-screen strength, but ZIP-level resale metrics cannot establish condition, valuation, or economics for any particular property.","Vacancy and renter-burden statistics describe aggregates rather than unit availability or tenant circumstances; an individual listing could have different utility terms, condition, deposits, concessions, and lease requirements."],"qa":[{"a":"The Zillow figure is ZIP-level ZORI, a typical observed asking-rent index blended across rental types. It is useful for tracking the direction and level of current asking rents in the ZIP, but it is not a specific unit’s advertised price, an executed lease average, or an occupied-household survey measure.","q":"What does the Zillow rent figure measure?"},{"a":"No. The bedroom amounts are modelled estimates that start with the ZIP ZORI and scale it using the local HUD bedroom ladder. HUD FMR or SAFMR is an administrative bedroom-specific standard, not asking rent, so the derived figures should be checked against actual listings and lease terms.","q":"Are the bedroom rent estimates observed market rents?"},{"a":"Redfin’s figures are direct rolling-three-month ZIP for-sale observations: sold prices, marketing time, inventory, supply, and sale-to-list outcomes. They describe resale-market liquidity and pricing, not rental transactions. The annualized-rent-to-sale-price calculation is only a cross-source screen and cannot establish property income, costs, or return.","q":"How should the Redfin sale data be interpreted beside rent data?"},{"a":"Verify the actual advertised rent, bedroom count, included utilities, lease duration, concessions, deposits, availability, and condition before treating the ZIP index as relevant to a unit. For a home being evaluated for resale, also confirm comparable closed sales, list-price history, transaction condition, and any differences from the ZIP median.","q":"What property-level checks remain necessary?"}],"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; updated 2026-07-03","pulledAt":"2026-08-12","url":"https://www.redfin.com/news/data-center/"},{"key":"zillow_county","name":"Zillow ZHVI and ZORI — county values and rents","release":"county ZHVI/ZORI 2026-06","pulledAt":"2026-07-26","url":"https://www.zillow.com/research/data/"},{"key":"zillow_zori","name":"Zillow ZORI — metro market rents","release":"Metro_zori_uc_sfrcondomfr_sm_sa_month.csv","pulledAt":"2026-07-26","url":"https://www.zillow.com/research/data/"},{"key":"zillow_zori_city","name":"Zillow ZORI — city market rents","release":"zillow_zori_city.csv","pulledAt":"2026-07-29","url":"https://www.zillow.com/research/data/"},{"key":"zillow_zori_zip","name":"Zillow ZORI — ZIP market rents","release":"ZORI ZIP 2026-06","pulledAt":"2026-08-08","url":"https://www.zillow.com/research/data/"}],"history":[{"period":"2020-08-01","rent":830.162967},{"period":"2020-09-01","rent":827.936494},{"period":"2020-10-01","rent":832.442834},{"period":"2020-11-01","rent":853.112873},{"period":"2020-12-01","rent":862.591421},{"period":"2021-01-01","rent":868.542027},{"period":"2021-02-01","rent":874.267694},{"period":"2021-03-01","rent":870.856025},{"period":"2021-04-01","rent":885.709543},{"period":"2021-05-01","rent":893.34797},{"period":"2021-06-01","rent":897.889785},{"period":"2021-07-01","rent":885.368299},{"period":"2021-08-01","rent":908.39486},{"period":"2021-09-01","rent":939.466578},{"period":"2021-10-01","rent":977.252281},{"period":"2021-11-01","rent":978.934972},{"period":"2021-12-01","rent":974.028923},{"period":"2022-01-01","rent":978.834272},{"period":"2022-02-01","rent":1005.373367},{"period":"2022-03-01","rent":1023.789734},{"period":"2022-04-01","rent":1022.81679},{"period":"2022-05-01","rent":1029.709207},{"period":"2022-06-01","rent":1042.605417},{"period":"2022-07-01","rent":1068.283245},{"period":"2022-08-01","rent":1071.590124},{"period":"2022-09-01","rent":1062.766881},{"period":"2022-10-01","rent":1034.594451},{"period":"2022-11-01","rent":1033.515038},{"period":"2022-12-01","rent":1046.878794},{"period":"2023-01-01","rent":1070.778548},{"period":"2023-02-01","rent":1076.026744},{"period":"2023-03-01","rent":1088.897595},{"period":"2023-04-01","rent":1108.501912},{"period":"2023-05-01","rent":1123.32421},{"period":"2023-06-01","rent":1135.329838},{"period":"2023-07-01","rent":1141.937363},{"period":"2023-08-01","rent":1156.241719},{"period":"2023-09-01","rent":1166.032122},{"period":"2023-10-01","rent":1179.351141},{"period":"2023-11-01","rent":1195.521336},{"period":"2023-12-01","rent":1229.502294},{"period":"2024-01-01","rent":1240.092425},{"period":"2024-02-01","rent":1233.215127},{"period":"2024-03-01","rent":1217.552313},{"period":"2024-04-01","rent":1209.820734},{"period":"2024-05-01","rent":1219.232221},{"period":"2024-06-01","rent":1216.52105},{"period":"2024-07-01","rent":1234.57017},{"period":"2024-08-01","rent":1239.655559},{"period":"2024-09-01","rent":1259.926183},{"period":"2024-10-01","rent":1264.922416},{"period":"2024-11-01","rent":1273.540244},{"period":"2024-12-01","rent":1262.246668},{"period":"2025-01-01","rent":1266.471758},{"period":"2025-02-01","rent":1266.844365},{"period":"2025-03-01","rent":1274.60783},{"period":"2025-04-01","rent":1278.738306},{"period":"2025-05-01","rent":1283.832919},{"period":"2025-06-01","rent":1285.957334},{"period":"2025-07-01","rent":1277.002428},{"period":"2025-08-01","rent":1278.561116},{"period":"2025-09-01","rent":1273.62336},{"period":"2025-10-01","rent":1283.43462},{"period":"2025-11-01","rent":1284.978516},{"period":"2025-12-01","rent":1290.190053},{"period":"2026-01-01","rent":1293.281793},{"period":"2026-02-01","rent":1311.893803},{"period":"2026-03-01","rent":1328.320532},{"period":"2026-04-01","rent":1343.752034},{"period":"2026-05-01","rent":1351.502557},{"period":"2026-06-01","rent":1369.346801}],"historySummary":{"pointCount":71,"firstPeriod":"2020-08-01","latestPeriod":"2026-06-01","coverageMonths":71,"coverageRatio":1,"changes":{"1":{"years":1,"startPeriod":"2025-06-01","endPeriod":"2026-06-01","startRent":1285.957334,"endRent":1369.346801,"change":0.06484621596318063,"cagr":0.06484621596318063},"3":{"years":3,"startPeriod":"2023-06-01","endPeriod":"2026-06-01","startRent":1135.329838,"endRent":1369.346801,"change":0.20612244580151673,"cagr":0.0644627458529956},"5":{"years":5,"startPeriod":"2021-06-01","endPeriod":"2026-06-01","startRent":897.889785,"endRent":1369.346801,"change":0.5250722570588104,"cagr":0.0880731265992416}},"maxDrawdown":-0.03553138942516054,"annualizedVolatility":0.039101267628617375,"consecutiveReturnCount":70}}