Real Estate Investing in Saint George, Kansas (66535)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 66535 (Saint George, 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.
- High vacancy: 14.7% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 32.2 — 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 Saint George, KS (66535)?
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Market Analysis: 66535 Saint George
Investors eyeing 66535 need to respect the fundamentals at play. Home values of $369K come alongside slower price movement and elevated management overhead.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 66535 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 66535's metrics run below Pottawatomie County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 66535 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 66535 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 Saint George:
Property Strategy for 66535
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $237,731 | $1,060 | 3.2% | +6.4% | $118,866 |
| 3BR | $316,137 | $1,470 | 3.3% | +6.2% | $105,379 |
| 4BR | $372,018 | $1,780 | 3.4% | +6.9% | $93,005 |
| 5BR | $512,943 | — | — | +7.0% | $102,589 |
Market Trends
Home Value History (with trend line)
📊 How Does 66535 Compare?
| Metric | 66535 | Saint George | Manhattan, KS | Kansas |
|---|---|---|---|---|
| Home Value | $368,552 | $368,552 | N/A | $237,409 |
| 5-Year CAGR | 5.3% | 5.3% | N/A | 7.2% |
| Avg Rent | $954 | $954 | N/A | - |
| Cap Rate | 2.0% | 2.0% | - | - |
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 66535 (Saint George, KS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $368,552 |
| Monthly Rent | $954 |
| Price-to-Rent | 32.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 7.3% |
📈 Home Appreciation
| 1-Year | +6.7% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 10-Year CAGR | +5.3% ▲ |
🏠 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 (2.0%). 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 66535
Population: 3,729
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 66535
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 4,399 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is real estate in Saint George, KS a good investment right now?
Investors tracking Saint George, KS will find a 3.0/5 rating supported by $369K median home values and $954/mo rents. That profile suits long-term holders targeting predictable returns.
Should investors worry about vacancy in Saint George, KS?
Vacancy risk in Saint George, KS is elevated. That supports measured cash flow for typical rental holds.
How should investors approach Saint George, KS?
Investors usually favor careful cash-flow rentals with hands-on management in Saint George, KS. With home values at $369K and rents near $954/mo, other strategies can work but produce even-keeled rather than outsized returns.
How strict are landlord regulations in Saint George, KS?
For rental operators, Saint George, KS rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
How strong are rents in Saint George, KS?
Rent in Saint George, KS is around $954/mo. The resulting rent-to-value relationship with $369K pricing is reasonable for most investor models.
You know 66535 now. You don’t know where it ranks.
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How 66535 ranks in Manhattan, KS
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