Real Estate Investing in Beattie, Kansas (66406)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 66406 (Beattie, KS)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
Rare combination of both appreciation and cash flow. These markets don't last long — worth serious consideration.
- High vacancy: 19.9% of homes vacant — above national norms.
• 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 Beattie, KS (66406)?
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Market Analysis: 66406 Beattie
Not every below-median market is a bargain. Beattie's 66406 ZIP clocks in at signals that favor experienced operators who can absorb the risk $170K pricing implies.
Rent of $1,188/mo on a $170K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 66406 sits below the stated 0.0% once reality is priced in.
In the broader KS picture, 66406 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Who lives in 66406 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategy in 66406 is an operator game, not a passive one. Looking more closely, entry prices of $170K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Beattie:
Market Trends
Home Value History (with trend line)
📊 How Does 66406 Compare?
| Metric | 66406 | Beattie | Kansas |
|---|---|---|---|
| Home Value | $170,246 | $170,246 | $237,409 |
| 5-Year CAGR | 8.2% | 8.2% | 7.2% |
| Avg Rent | $1,188 | $1,188 | - |
| Cap Rate | 5.4% | 5.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 66406 (Beattie, KS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $170,246 |
| Monthly Rent | $1,188 |
| Price-to-Rent | 11.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.4% |
| Cap Rate | 5.4% |
| 5-Year IRR | 13.6% |
📈 Home Appreciation
| 1-Year | +17.3% ▲ |
| 3-Year CAGR | +7.4% ▲ |
| 5-Year CAGR | +8.2% ▲ |
| 10-Year CAGR | +8.2% ▲ |
🏠 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 (5.4%). 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 66406
Population: 406
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
Frequently Asked Questions
How quickly do rentals get leased in Beattie, KS?
Beattie, KS carries elevated vacancy risk. Expect steady absorption at market rents of $1,188/mo.
How landlord-friendly is Beattie, KS?
Landlord-friendliness in Beattie, KS is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Can I live-in-and-rent in Beattie, KS?
The house hack math a challenging in Beattie, KS. Owner-occupant buyers benefit from the $1,188/mo rents and $170K home values.
What are rental rates like in Beattie, KS?
Rental rates in Beattie, KS average $1,188/mo. Tenant demand and $170K home values make the yield look reasonable by investor standards.
What are home prices like in Beattie, KS?
The median home value in Beattie, KS is roughly $170K. That puts it reasonable relative to the KS statewide average.
You know 66406 now. You don’t know where it ranks.
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