Real Estate Investing in Kansas City, Kansas (66104)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 66104 (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 middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 15.6% of homes vacant — above national norms.
What’s happening in Kansas City, KS (66104)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 66104 Kansas City
The 66104 ZIP in Kansas City, KS is a local-operator market. Outside capital chasing a $174K entry has to pair deep knowledge with the discount.
Rent of $1,238/mo on a $174K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 66104 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 66104 among KS's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 66104 ZIP's population of 26,820 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
The right play in 66104 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 66104
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $95,072 | $1,050 | 8.0% | +13.9% | $95,072 |
| 2BR | $127,493 | $1,190 | 6.7% | +13.1% | $63,747 |
| 3BR | $181,175 | $1,550 | 6.2% | +10.2% | $60,392 |
| 4BR | $198,702 | $1,840 | 6.7% | +10.8% | $49,675 |
| 5BR | $230,137 | — | — | +9.9% | $46,027 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 66104 Compare?
| Metric | 66104 | Kansas City | Kansas City, MO-KS | Kansas |
|---|---|---|---|---|
| Home Value | $174,061 | $154,784 | N/A | $237,409 |
| 5-Year CAGR | 7.8% | 6.8% | N/A | 7.2% |
| Avg Rent | $1,238 | $1,267 | N/A | - |
| Cap Rate | 5.6% | 5.1% | - | - |
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 66104 (Kansas City, KS). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 66104 (Kansas City, KS)?
~25 seconds · no account needed · your report is anonymous
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 | $174,061 |
| Monthly Rent | $1,238 |
| Price-to-Rent | 11.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.5% |
| Cap Rate | 5.6% |
| 5-Year IRR | 13.4% |
📈 Home Appreciation
| 1-Year | +8.6% ▲ |
| 3-Year CAGR | +6.5% ▲ |
| 5-Year CAGR | +7.8% ▲ |
| 10-Year CAGR | +14.2% ▲ |
🏠 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 66104
Population: 26,820
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 66104
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Frances Willard Elem
McKinley Elementary School
M E Pearson Elem
Whittier Elem
Eugene Ware Elem
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
Does house hacking make sense in Kansas City, KS?
House hacking in Kansas City, KS is reasonable to execute. Prices around $174K and rents of $1,238/mo solid owner-occupant economics.
How deep is the rental pool in Kansas City, KS?
The tenant pool in Kansas City, KS is solid, supported by local employment and population fundamentals. Rents of $1,238/mo are well-absorbed by the market.
How high is vacancy risk in Kansas City, KS?
Vacancy risk in Kansas City, KS is elevated. That supports steady cash flow for typical rental holds.
Is rental property easy to operate in Kansas City, KS?
The landlord environment in Kansas City, KS is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Is real estate in Kansas City, KS a good investment right now?
Kansas City, KS rates 3.0/5 for investability. With median values at $174K and rents near $1,238/mo, the market offers reasonable fundamentals for rental investors.
You know 66104 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 66104 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 66104 ranks in Kansas City, MO-KS
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 66104 (Kansas City)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 66104 (Kansas City, KS).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.