Real Estate Investing in Belvue, Kansas (66407)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 66407 (Belvue, 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.
No major risk flags on the data we track.
• 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 Belvue, KS (66407)?
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Market Analysis: 66407 Belvue
This part of Pottawatomie County is not an easy win. The 66407 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $1,206/mo on a $277K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 66407 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Belvue have seen price recovery that 66407 has not matched. Pottawatomie County data supports the view that the spread is structural rather than temporary.
Demographically, 66407 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.
New investors are better served looking at Belvue's stable or hybrid ZIPs before stepping into 66407. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Belvue:
Market Trends
Home Value History (with trend line)
📊 How Does 66407 Compare?
| Metric | 66407 | Belvue | Manhattan, KS | Kansas |
|---|---|---|---|---|
| Home Value | $276,794 | $276,794 | N/A | $237,409 |
| 5-Year CAGR | 6.7% | 6.7% | N/A | 7.2% |
| Avg Rent | $1,206 | $1,206 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 66407 (Belvue, KS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $276,794 |
| Monthly Rent | $1,206 |
| Price-to-Rent | 19.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 10.1% |
📈 Home Appreciation
| 1-Year | +14.2% ▲ |
| 3-Year CAGR | +7.7% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +7.8% ▲ |
🏠 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 (3.4%). 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 66407
Population: 309
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
What kind of vacancy should I budget for in Belvue, KS?
Belvue, KS vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Can I house hack in Belvue, KS?
Belvue, KS offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,206/mo rent level.
Is the tenant base reliable in Belvue, KS?
The renter base in Belvue, KS is reasonable for the $1,206/mo price point. Screening well and pricing to market typically yields consistent tenants.
How strict are landlord regulations in Belvue, KS?
Rental owners in Belvue, KS deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What is the typical home price in Belvue, KS?
Homes in Belvue, KS typically sell near $277K. Prices have moved at a 0.0% 5-year CAGR, which measured long-term demand.
You know 66407 now. You don’t know where it ranks.
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