Real Estate Investing in Tonganoxie, Kansas (66086)
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Should you buy in 66086 (Tonganoxie, KS)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Tonganoxie, KS (66086)?
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Market Analysis: 66086 Tonganoxie
ZIP 66086 inside Leavenworth County looks affordable on the surface — median value of $381K — but the discount exists for reasons that a careful buyer should understand before committing.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $381K asset, 66086 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 66086 and stronger Tonganoxie ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A resilient renter share of 20% in 66086 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 66086 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Tonganoxie:
Property Strategy for 66086
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $239,409 | $1,320 | 4.0% | +6.7% | $119,704 |
| 3BR | $345,311 | $1,720 | 3.6% | +8.1% | $115,104 |
| 4BR | $421,273 | $2,040 | 3.5% | +7.5% | $105,318 |
| 5BR | $600,437 | — | — | +8.1% | $120,087 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 66086 Compare?
| Metric | 66086 | Tonganoxie | Kansas City, MO-KS | Kansas |
|---|---|---|---|---|
| Home Value | $380,597 | $380,597 | N/A | $237,409 |
| 5-Year CAGR | 5.9% | 5.9% | N/A | 7.2% |
| Avg Rent | $1,368 | $1,368 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
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 66086 (Tonganoxie, KS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $380,597 |
| Monthly Rent | $1,368 |
| Price-to-Rent | 23.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +6.0% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 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 (2.8%). 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 66086
Population: 10,935
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 66086
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 6,045 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Tonganoxie, KS a smart market for rental property?
The 3.0/5 investability rating in Tonganoxie, KS reflects its $381K prices and $1,368/mo rents. Investors generally consider it a solid option within KS.
How much rent can I charge in Tonganoxie, KS?
Tonganoxie, KS rentals go for roughly $1,368/mo a month. That puts gross yield in solid territory relative to $381K acquisition costs.
What is the typical home price in Tonganoxie, KS?
Homes in Tonganoxie, KS typically sell near $381K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
How do landlord-tenant laws work in Tonganoxie, KS?
KS law landlord-friendly for landlords, and Tonganoxie inherits those rules. Investors should still review local ordinances for rental licensing.
Which investment style suits Tonganoxie, KS?
Investors usually favor careful cash-flow rentals with hands-on management in Tonganoxie, KS. With home values at $381K and rents near $1,368/mo, other strategies can work but produce stable rather than outsized returns.
You know 66086 now. You don’t know where it ranks.
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How 66086 ranks in Kansas City, MO-KS
Every ZIP in this metro, ranked. Free.
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