Real Estate Investing in Emporia, Kansas (66801)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 66801 (Emporia, KS)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 12.1% of homes vacant — above national norms.
What’s happening in Emporia, KS (66801)?
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Market Analysis: 66801 Emporia
The 66801 ZIP in Emporia, KS is a local-operator market. Outside capital chasing a $175K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 66801 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within KS, ZIP 66801 trails on several market indicators that neighboring Lyon County submarkets outperform. The gap is real and healthy enough to shape underwriting.
Resident income in 66801 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 66801 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Emporia:
Property Strategy for 66801
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $63,221 | $680 | 7.7% | +11.4% | $63,221 |
| 2BR | $107,341 | $890 | 6.0% | +9.5% | $53,671 |
| 3BR | $180,100 | $1,160 | 4.6% | +7.2% | $60,033 |
| 4BR | $236,295 | $1,400 | 4.3% | +6.8% | $59,074 |
| 5BR | $276,654 | — | — | +6.7% | $55,331 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 66801 Compare?
| Metric | 66801 | Emporia | Emporia, KS | Kansas |
|---|---|---|---|---|
| Home Value | $175,020 | $175,020 | N/A | $237,409 |
| 5-Year CAGR | 5.0% | 5.0% | N/A | 7.2% |
| Avg Rent | $890 | $890 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
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 66801 (Emporia, KS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $175,020 |
| Monthly Rent | $890 |
| Price-to-Rent | 16.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 Rent Trends
| 1-Year | +21.8% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.0%). 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 66801
Population: 27,348
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 66801
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 1,388 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much do tenants pay in Emporia, KS?
Expect rents around $890/mo per month in Emporia, KS. With home values at $175K, the yield math works out to reasonable levels for rental investors.
What investment strategy works best in Emporia, KS?
Most investors in Emporia, KS run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What is the median home value in Emporia, KS?
Typical homes in Emporia, KS go for around $175K. The 5-year CAGR of 0.0% reliable price movement.
Is Emporia, KS a friendly market for rental owners?
Emporia, KS falls under KS landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How does Emporia, KS stack up for property investment?
Emporia, KS registers an investability rating of 3.0/5, with median home values near $175K and average rents around $890/mo. That combination puts it in the solid tier for investor interest.
You know 66801 now. You don’t know where it ranks.
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