Real Estate Investing in Kansas City, Kansas (66102)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 66102 (Kansas City, 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 balanced market — moderate cash flow and moderate appreciation. A "steady" investor profile fits best.
- High vacancy: 13.1% of homes vacant — above national norms.
- Elevated poverty: 21.8% poverty rate — can affect rent collection.
What’s happening in Kansas City, KS (66102)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 66102 Kansas City
The 66102 ZIP in Kansas City, KS is a local-operator market. Outside capital chasing a $158K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 66102 reports the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader KS picture, 66102 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Looking more closely, 30,062 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The right play in 66102 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Kansas City:
Property Strategy for 66102
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $89,434 | $1,030 | 8.3% | +13.9% | $89,434 |
| 2BR | $121,851 | $1,170 | 6.9% | +13.2% | $60,926 |
| 3BR | $166,369 | $1,520 | 6.6% | +9.9% | $55,456 |
| 4BR | $187,983 | $1,810 | 6.9% | +9.9% | $46,996 |
| 5BR | $220,658 | — | — | +9.9% | $44,132 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 66102 Compare?
| Metric | 66102 | Kansas City | Kansas City, MO-KS | Kansas |
|---|---|---|---|---|
| Home Value | $158,332 | $154,784 | N/A | $237,409 |
| 5-Year CAGR | 7.7% | 6.8% | N/A | 7.2% |
| Avg Rent | $1,219 | $1,267 | N/A | - |
| Cap Rate | 6.0% | 5.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 66102 (Kansas City, KS). Anonymous, moderated, never written by AI.
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Property managers serving Wyandotte County
Manage rentals here? List your business →SCUDO Realty & Property Management offers property management services in Kansas City, including marketing, resident screening, rent collection, maintenance, accounting, and multi-family property mana summary from their website
WCW Property Management specializes in single and multi-family dwellings and HOAs in Northeast Kansas, Wichita, and Kansas City, KS and MO, offering services for tenants, owners, and investors. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $158,332 |
| Monthly Rent | $1,219 |
| Price-to-Rent | 10.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.2% |
| Cap Rate | 6.0% |
| 5-Year IRR | 13.7% |
📈 Home Appreciation
| 1-Year | +8.1% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | +7.7% ▲ |
| 10-Year CAGR | +12.5% ▲ |
🏠 Rent Trends
| 1-Year | +9.9% ▲ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (6.0%). 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 66102
Population: 30,062
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 66102
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 3,450 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is housing expensive in Kansas City, KS?
Kansas City, KS median home values land near $158K. That is reasonable territory for investors looking at $1,219/mo-per-month rentals.
Is the tenant base reliable in Kansas City, KS?
The renter base in Kansas City, KS is reasonable for the $1,219/mo price point. Screening well and pricing to market typically yields steady tenants.
What are vacancy rates like in Kansas City, KS?
Vacancy in Kansas City, KS is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,219/mo.
Is Kansas City, KS a friendly market for rental owners?
Kansas City, KS falls under KS landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How strong are rents in Kansas City, KS?
The typical rental in Kansas City, KS commands about $1,219/mo monthly. That rent profile consistent cash flow against the $158K purchase basis.
You know 66102 now. You don’t know where it ranks.
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How 66102 ranks in Kansas City, MO-KS
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