Real Estate Investing in Berryton, Kansas (66409)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 66409 (Berryton, 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 price-to-rent: Price-to-rent ratio 34.1 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Berryton, KS (66409)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 66409 Berryton
Investors eyeing 66409 need to respect the fundamentals at play. Home values of $379K come alongside slower price movement and elevated management overhead.
The investment case in 66409 is notable only for operators who understand what they are buying. A $379K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 66409 and stronger Berryton ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A robust renter share of 4% in 66409 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Berryton's stable or hybrid ZIPs before stepping into 66409. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Berryton:
Property Strategy for 66409
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $257,150 | $1,030 | 2.9% | +7.9% | $128,575 |
| 3BR | $346,350 | $1,440 | 3.0% | +8.4% | $115,450 |
| 4BR | $449,839 | $1,720 | 2.8% | +8.6% | $112,460 |
Market Trends
Home Value History (with trend line)
📊 How Does 66409 Compare?
| Metric | 66409 | Berryton | Topeka, KS | Kansas |
|---|---|---|---|---|
| Home Value | $379,372 | $379,372 | N/A | $237,409 |
| 5-Year CAGR | 6.8% | 6.8% | N/A | 7.2% |
| Avg Rent | $927 | $927 | N/A | - |
| Cap Rate | 1.9% | 1.9% | - | - |
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 66409 (Berryton, KS). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 66409 (Berryton, KS)?
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Property managers serving Shawnee County
Manage rentals here? List your business →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
PURE Property Management of Kansas offers property management services. summary from their website
Rental Management Solutions provides property management services in Northeast Kansas, including rental search, tenant portal, and owner FAQs. 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 | $379,372 |
| Monthly Rent | $927 |
| Price-to-Rent | 34.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +6.8% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 (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 66409
Population: 3,478
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 66409
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 1,242 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is housing expensive in Berryton, KS?
Berryton, KS home values average about $379K. That price point suits investors targeting rentals with $927/mo in monthly income.
What is the typical renter like in Berryton, KS?
Tenant quality in Berryton, KS ranks as solid. Landlords generally report predictable occupancy at market rents of $927/mo.
Is Berryton, KS landlord-friendly?
KS law landlord-friendly for landlords, and Berryton inherits those rules. Investors should still review local ordinances for rental licensing.
How tight is the rental market in Berryton, KS?
Berryton, KS carries elevated vacancy risk. Expect stable absorption at market rents of $927/mo.
How should investors approach Berryton, KS?
In Berryton, KS the solid play is typically careful cash-flow rentals with hands-on management. The combination of $379K prices and $927/mo rents suits that approach.
You know 66409 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 66409 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 66409 ranks in Topeka, KS
Every ZIP in this metro, ranked. Free.
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