Real Estate Investing in Riley, Kansas

Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.

2 ZIP codes • Population: 20,065

Should you buy in Riley County, KS? Our answer, based on the numbers below.

🏠 For Homebuyers
CAUTION
Grade D (47/100)

Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.

📈 For Investors
POOR
0.0 / 5 (0/100)

Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.

⚠️ Risks to Know
1 flag
  • Flat appreciation: Values have barely moved over 5 years (0.0% CAGR).

What’s happening in Riley County, KS?

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0.0/ 5

Investability

County-wide average

0.0/ 5

Appreciation

Long-term value growth

5.0/ 5

Landlord Climate

Regulatory friendliness

Investing in Riley County Real Estate

Riley County (KS) covers 2 ZIPs and 2 municipalities. firmly the fundamentals here skew distressed, and both rent and price trends have been sluggish across most of the geography.

Investors considering Riley, Kansas should understand what the ☆☆☆☆☆ rating represents — a region with material challenges, not a temporary rough patch.

Population dynamics in Riley haven't been supportive. a harder case for combined with modest income growth, the demographic backdrop complicates any purely financial underwriting.

A great house in the wrong ZIP is still a bad deal — screen every market by cash flow & cap rate.
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Landlord Ground Truth

Real numbers from people who own or manage rentals in Riley County, KS. Anonymous, moderated, never written by AI.

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Landlord Friendly (KS)
★★★★★

🎓 Colleges & Universities in Riley County

4 Colleges 21,081 Students 4,399 Off-Campus Renters
B
Kansas State University
4-Year Public · 19,745 students
📍 ~3,593 students rent off-campus
C
Manhattan Area Technical College
2-Year Public · 968 students
📍 ~806 students rent off-campus
C
Bellus Academy
Vocational For-Profit · 223 students
C
Manhattan Christian College
4-Year Private · 145 students

Investor Insight: With 4,399 students living off-campus, Riley County has substantial rental demand from the college population — typically stable, lease-renewing tenants.

Cities in Riley County

Fort Riley (1 ZIPs) Manhattan (1 ZIPs)

ZIP Codes in Riley County, KS

66442
Fort Riley
Population 16,876
Avg Home $0
66506
Manhattan
Population 3,189
Avg Home $0

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Filter this county’s ZIPs by cap rate, vacancy, appreciation and 30+ more criteria, and export your shortlist to CSV — with the Investor plan ($19/mo). Add weekly alerts when these markets move with Investor Pro+.

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Frequently Asked Questions About Riley County

What is the typical rental rate in, KS?

Expect rents around per month in, KS. With home values at, the yield math works out to reasonable levels for rental investors.

How quickly do rentals get leased in, KS?

Vacancy in, KS is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at.

What investment strategy works best in, KS?

Investors usually favor careful cash-flow rentals with hands-on management in, KS. With home values at and rents near, other strategies can work but produce consistent rather than outsized returns.

Does, KS outperform the KS average?

Against the KS average, is broadly in line with. The divergence is driven by local fundamentals rather than statewide trends.

Community Ratings

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