Real Estate Investing in Gridley, Kansas (66852)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 66852 (Gridley, 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 Gridley, KS (66852)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 66852 Gridley
ZIP 66852 inside Coffey County looks affordable on the surface — median value of $198K — but the discount exists for reasons that a careful buyer should understand before committing.
For an experienced owner, 66852 can be a a credible choice for hunting ground — but the discount at $198K reflects genuine risk that outside investors often underestimate.
The gap between 66852 and stronger Gridley ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A significant renter share of 34% in 66852 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 66852 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Gridley:
Market Trends
Home Value History (with trend line)
📊 How Does 66852 Compare?
| Metric | 66852 | Gridley | Kansas |
|---|---|---|---|
| Home Value | $198,308 | $198,308 | $237,409 |
| 5-Year CAGR | 7.9% | 7.9% | 7.2% |
| Avg Rent | $792 | $792 | - |
| Cap Rate | 3.1% | 3.1% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 66852 (Gridley, KS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $198,308 |
| Monthly Rent | $792 |
| Price-to-Rent | 20.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 11.0% |
📈 Home Appreciation
| 1-Year | +7.3% ▲ |
| 3-Year CAGR | +6.8% ▲ |
| 5-Year CAGR | +7.9% ▲ |
| 10-Year CAGR | +8.4% ▲ |
🏠 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 (3.1%). 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 66852
Population: 519
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 66852
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 quickly do rentals get leased in Gridley, KS?
Gridley, KS carries elevated vacancy risk. Expect predictable absorption at market rents of $792/mo.
How much rent can I charge in Gridley, KS?
Rents in Gridley, KS run near $792/mo. Compared with median home prices of $198K that produces solid gross yields for typical rentals.
How strong is the working-renter base in Gridley, KS?
The renter base in Gridley, KS is reasonable for the $792/mo price point. Screening well and pricing to market typically yields consistent tenants.
What investment strategy works best in Gridley, KS?
Most investors in Gridley, 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.
Does Gridley, KS make sense for an investment property?
With a 3.0/5 investability score, Gridley, KS ranks as a solid market for rental property investors. Median prices of $198K and rents of $792/mo drive the underlying numbers.
You know 66852 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 66852 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.
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