Real Estate Investing in Leawood, Kansas (66211)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 66211 (Leawood, KS)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 8.6% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 35.2 — hard to cash-flow at these prices.
What’s happening in Leawood, KS (66211)?
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Market Analysis: 66211 Leawood
ZIP 66211 in Leawood, KS carries a resilient set of headwinds. Home values near $810K and rents of $1,918/mo sit inside a market where underwriting has to be tight.
Rent of $1,918/mo on a $810K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 66211 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 66211 among KS's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 66211 ZIP's population of 5,550 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
Strategically, 66211 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 Leawood:
Property Strategy for 66211
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $211,801 | $1,470 | 5.0% | +8.5% | $211,801 |
| 2BR | $275,453 | $1,670 | 4.4% | +7.9% | $137,726 |
| 3BR | $604,401 | $2,180 | 2.6% | +6.8% | $201,467 |
| 4BR | $979,922 | $2,590 | 1.9% | +7.9% | $244,980 |
| 5BR | $1,689,599 | — | — | +9.4% | $337,920 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 66211 Compare?
| Metric | 66211 | Leawood | Kansas City, MO-KS | Kansas |
|---|---|---|---|---|
| Home Value | $810,162 | $777,436 | N/A | $237,409 |
| 5-Year CAGR | 6.3% | 6.7% | N/A | 7.2% |
| Avg Rent | $1,918 | $1,835 | N/A | - |
| Cap Rate | 1.9% | 1.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 66211 (Leawood, KS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $810,162 |
| Monthly Rent | $1,918 |
| Price-to-Rent | 35.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.8% |
| Cap Rate | 1.9% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +9.2% ▲ |
| 3-Year CAGR | +4.6% ▲ |
| 5-Year CAGR | +6.3% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 Rent Trends
| 1-Year | -3.5% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.9%). 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 66211
Population: 5,550
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 66211
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Brookwood Elem
Leawood Middle
Mission Trail Elementary
Overland Trail Elementary
Overland Trail Middle
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
Frequently Asked Questions
What strategy should investors use in Leawood, KS?
A careful cash-flow rentals with hands-on management strategy Leawood, KS best. The market produces measured results for that approach at the $810K price point.
Do rentals sit vacant long in Leawood, KS?
Expect elevated vacancy in Leawood, KS. Rents at $1,918/mo are absorbed by the tenant base without meaningful lag.
How does Leawood, KS rate as a rental market?
Leawood, KS scores 3.0/5 for investability. Home values sit at $810K and rents near $1,918/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Is Leawood, KS a friendly market for rental owners?
For rental operators, Leawood, KS rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What is the tenant pool like in Leawood, KS?
The tenant pool in Leawood, KS is solid, supported by local employment and population fundamentals. Rents of $1,918/mo are well-absorbed by the market.
You know 66211 now. You don’t know where it ranks.
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How 66211 ranks in Kansas City, MO-KS
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