Real Estate Investing in Cottonwood Falls, Kansas (66845)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 66845 (Cottonwood Falls, KS)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 21.2% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Cottonwood Falls, KS (66845)?
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Market Analysis: 66845 Cottonwood Falls
Investors eyeing 66845 need to respect the fundamentals at play. Home values of $131K come alongside slower price movement and elevated management overhead.
On balance, the numbers look inviting — $131K purchase price, 0.0% nominal cap — the work to hit that pro forma in 66845 is substantial and deserves full respect.
Within KS, ZIP 66845 trails on several market indicators that neighboring Chase County submarkets outperform. The gap is real and significant enough to shape underwriting.
Demographically, 66845 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 Cottonwood Falls's stable or hybrid ZIPs before stepping into 66845. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Cottonwood Falls:
Property Strategy for 66845
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $90,811 | $880 | 7.0% | +6.3% | $45,405 |
| 3BR | $159,868 | $1,180 | 5.3% | +5.2% | $53,289 |
Market Trends
Home Value History (with trend line)
📊 How Does 66845 Compare?
| Metric | 66845 | Cottonwood Falls | Emporia, KS | Kansas |
|---|---|---|---|---|
| Home Value | $131,149 | $131,149 | N/A | $237,409 |
| 5-Year CAGR | 4.5% | 4.5% | N/A | 7.2% |
| Avg Rent | $792 | $792 | N/A | - |
| Cap Rate | 4.7% | 4.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 66845 (Cottonwood Falls, KS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $131,149 |
| Monthly Rent | $792 |
| Price-to-Rent | 13.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.3% |
| Cap Rate | 4.7% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +5.6% ▲ |
🏠 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 (4.7%). 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 66845
Population: 1,136
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 66845
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.
Frequently Asked Questions
How strong are rents in Cottonwood Falls, KS?
Rents in Cottonwood Falls, KS run near $792/mo. Compared with median home prices of $131K that produces solid gross yields for typical rentals.
What real estate strategy is ideal for Cottonwood Falls, KS?
A careful cash-flow rentals with hands-on management strategy Cottonwood Falls, KS best. The market produces even-keeled results for that approach at the $131K price point.
What kind of market is Cottonwood Falls, KS for investors?
With a 3.0/5 investability score, Cottonwood Falls, KS ranks as a solid market for rental property investors. Median prices of $131K and rents of $792/mo drive the underlying numbers.
Where do home prices stand in Cottonwood Falls, KS?
Homes in Cottonwood Falls, KS typically sell near $131K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
What are vacancy rates like in Cottonwood Falls, KS?
Rental vacancy in Cottonwood Falls, KS is elevated. Investors should budget normal turnover but not chronic empty units.
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How 66845 ranks in Emporia, KS
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