Real Estate Investing in Cummings, Kansas (66016)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 66016 (Cummings, KS)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 27.6% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 33.4 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Cummings, KS (66016)?
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Market Analysis: 66016 Cummings
Investors eyeing 66016 need to respect the fundamentals at play. Home values of $329K come alongside slower price movement and elevated management overhead.
The investment case in 66016 is significant only for operators who understand what they are buying. A $329K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in Cummings have seen price recovery that 66016 has not matched. Atchison County data supports the view that the spread is structural rather than temporary.
Employment concentration in 66016 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Cummings's stable or hybrid ZIPs before stepping into 66016. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Cummings:
Market Trends
Home Value History (with trend line)
📊 How Does 66016 Compare?
| Metric | 66016 | Cummings | Atchison, KS | Kansas |
|---|---|---|---|---|
| Home Value | $328,663 | $328,663 | N/A | $237,409 |
| 5-Year CAGR | 6.8% | 6.8% | N/A | 7.2% |
| Avg Rent | $819 | $819 | N/A | - |
| Cap Rate | 1.9% | 1.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 66016 (Cummings, KS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $328,663 |
| Monthly Rent | $819 |
| Price-to-Rent | 33.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.0% |
| Cap Rate | 1.9% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +11.8% ▲ |
| 3-Year CAGR | +7.0% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +9.0% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.9%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 66016
Population: 700
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How much does a house cost in Cummings, KS?
In Cummings, KS the median home value sits at $329K. Against the broader KS market, that reads as reasonable for most investors.
How strong is Cummings, KS for real estate investors?
Cummings, KS scores 3.0/5 for investability. Home values sit at $329K and rents near $819/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the tenant pool like in Cummings, KS?
Expect a solid tenant pool in Cummings, KS. The rental market absorbs $819/mo rents without meaningful friction.
Can I live-in-and-rent in Cummings, KS?
House hacking in Cummings, KS is a challenging. With home values around $329K and rents at $819/mo, owner-occupants can offset a meaningful share of PITI.
Is Cummings, KS a friendly market for rental owners?
For rental operators, Cummings, KS rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
You know 66016 now. You don’t know where it ranks.
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How 66016 ranks in Atchison, KS
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