Real Estate Investing in McLouth, Kansas (66054)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 66054 (McLouth, 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: 13.0% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 29.0 — 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 McLouth, KS (66054)?
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Market Analysis: 66054 McLouth
The 66054 ZIP covers a section of McLouth that demands careful diligence. Prices near $363K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 66054 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in McLouth have seen price recovery that 66054 has not matched. Jefferson County data supports the view that the spread is structural rather than temporary.
Resident income in 66054 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 66054 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in McLouth:
Property Strategy for 66054
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $296,347 | $1,160 | 2.8% | +9.2% | $148,174 |
| 3BR | $338,518 | $1,520 | 3.2% | +9.6% | $112,839 |
| 4BR | $411,626 | $1,610 | 2.8% | +9.5% | $102,906 |
Market Trends
Home Value History (with trend line)
📊 How Does 66054 Compare?
| Metric | 66054 | McLouth | Topeka, KS | Kansas |
|---|---|---|---|---|
| Home Value | $363,024 | $363,024 | N/A | $237,409 |
| 5-Year CAGR | 7.7% | 7.7% | N/A | 7.2% |
| Avg Rent | $1,044 | $1,044 | N/A | - |
| Cap Rate | 2.2% | 2.2% | - | - |
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 66054 (McLouth, KS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $363,024 |
| Monthly Rent | $1,044 |
| Price-to-Rent | 29.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.2% |
| 5-Year IRR | 9.9% |
📈 Home Appreciation
| 1-Year | +9.6% ▲ |
| 3-Year CAGR | +6.6% ▲ |
| 5-Year CAGR | +7.7% ▲ |
| 10-Year CAGR | +9.4% ▲ |
🏠 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 (2.2%). 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 66054
Population: 2,653
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 66054
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.
Frequently Asked Questions
Which investment style suits McLouth, KS?
Investors usually favor careful cash-flow rentals with hands-on management in McLouth, KS. With home values at $363K and rents near $1,044/mo, other strategies can work but produce stable rather than outsized returns.
What kind of tenants rent in McLouth, KS?
Tenant quality in McLouth, KS ranks as solid. Landlords generally report measured occupancy at market rents of $1,044/mo.
Are eviction rules reasonable in McLouth, KS?
For rental operators, McLouth, KS rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
How high is vacancy risk in McLouth, KS?
Vacancy risk in McLouth, KS is elevated. That supports measured cash flow for typical rental holds.
Is house hacking profitable in McLouth, KS?
House hacking works a challenging in McLouth, KS. Rents of $1,044/mo against $363K acquisition make the strategy solid for owner-occupants.
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How 66054 ranks in Topeka, KS
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