Real Estate Investing in White Cloud, Kansas (66094)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 66094 (White Cloud, KS)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 31.2% of homes vacant — above national norms.
- 1-year downturn: Values declined 5.0% in the last year.
- Elevated poverty: 23.9% poverty rate — can affect rent collection.
• 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 White Cloud, KS (66094)?
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Market Analysis: 66094 White Cloud
Not every below-median market is a bargain. White Cloud's 66094 ZIP sits at signals that favor experienced operators who can absorb the risk $117K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 66094 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader KS picture, 66094 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Demographically, 66094 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 66094 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in White Cloud:
Market Trends
Home Value History (with trend line)
📊 How Does 66094 Compare?
| Metric | 66094 | White Cloud | St. Joseph, MO-KS | Kansas |
|---|---|---|---|---|
| Home Value | $116,967 | $116,967 | N/A | $237,409 |
| 5-Year CAGR | 3.0% | 3.0% | N/A | 7.2% |
| Avg Rent | $846 | $846 | N/A | - |
| Cap Rate | 5.6% | 5.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 66094 (White Cloud, KS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $116,967 |
| Monthly Rent | $846 |
| Price-to-Rent | 11.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.7% |
| Cap Rate | 5.6% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | -5.0% ▼ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +3.0% ▲ |
| 10-Year CAGR | +4.4% ▲ |
🏠 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 (5.6%). 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 66094
Population: 411
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 expensive is real estate in White Cloud, KS?
Typical homes in White Cloud, KS go for around $117K. The 5-year CAGR of 0.0% reliable price movement.
Is White Cloud in KS worth investing in?
With a 3.0/5 investability score, White Cloud, KS ranks as a solid market for rental property investors. Median prices of $117K and rents of $846/mo drive the underlying numbers.
What kind of tenants rent in White Cloud, KS?
The tenant pool in White Cloud, KS is solid, supported by local employment and population fundamentals. Rents of $846/mo are well-absorbed by the market.
Do landlords face vacancy issues in White Cloud, KS?
White Cloud, KS sees elevated vacancy, which is reasonable relative to the broader KS rental market.
How do experienced investors play White Cloud, KS?
Most investors in White Cloud, KS run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
You know 66094 now. You don’t know where it ranks.
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How 66094 ranks in St. Joseph, MO-KS
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