Real Estate Investing in Lecompton, Kansas (66050)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 66050 (Lecompton, 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.
- Elevated vacancy: 8.8% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 33.0 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Lecompton, KS (66050)?
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Market Analysis: 66050 Lecompton
The 66050 ZIP in Lecompton, KS is a local-operator market. Outside capital chasing a $388K entry has to pair deep knowledge with the discount.
On balance, the numbers look inviting — $388K purchase price, 0.0% nominal cap — the work to hit that pro forma in 66050 is substantial and deserves full respect.
Within KS, ZIP 66050 trails on several market indicators that neighboring Douglas County submarkets outperform. The gap is real and robust enough to shape underwriting.
Employment concentration in 66050 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 66050 is an operator game, not a passive one. Looking more closely, entry prices of $388K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Lecompton:
Property Strategy for 66050
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $254,496 | $1,090 | 3.1% | +9.1% | $127,248 |
| 3BR | $357,973 | $1,510 | 3.0% | +9.4% | $119,324 |
| 4BR | $509,072 | $1,820 | 2.6% | +9.0% | $127,268 |
Market Trends
Home Value History (with trend line)
📊 How Does 66050 Compare?
| Metric | 66050 | Lecompton | Lawrence, KS | Kansas |
|---|---|---|---|---|
| Home Value | $388,000 | $388,000 | N/A | $237,409 |
| 5-Year CAGR | 7.5% | 7.5% | N/A | 7.2% |
| Avg Rent | $981 | $981 | N/A | - |
| Cap Rate | 2.0% | 2.0% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 66050 (Lecompton, KS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $388,000 |
| Monthly Rent | $981 |
| Price-to-Rent | 33.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.0% |
| Cap Rate | 2.0% |
| 5-Year IRR | 9.5% |
📈 Home Appreciation
| 1-Year | +8.4% ▲ |
| 3-Year CAGR | +6.6% ▲ |
| 5-Year CAGR | +7.5% ▲ |
| 10-Year CAGR | +8.4% ▲ |
🏠 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 (2.0%). 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 66050
Population: 1,777
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
🎓 Schools in 66050
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 6,917 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is Lecompton, KS for real estate investors?
Lecompton, KS scores 3.0/5 for investability. Home values sit at $388K and rents near $981/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Do landlords face vacancy issues in Lecompton, KS?
Rental vacancy in Lecompton, KS is elevated. Investors should budget normal turnover but not chronic empty units.
How strict are landlord regulations in Lecompton, KS?
Lecompton, KS operates under KS law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
How viable is house hacking in Lecompton, KS?
House hacking in Lecompton, KS is a challenging. With home values around $388K and rents at $981/mo, owner-occupants can offset a meaningful share of PITI.
What monthly rent should investors expect in Lecompton, KS?
Rental rates in Lecompton, KS average $981/mo. Tenant demand and $388K home values make the yield look reasonable by investor standards.
You know 66050 now. You don’t know where it ranks.
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How 66050 ranks in Lawrence, KS
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