Real Estate Investing in Madison, Kansas (66860)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 66860 (Madison, 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 vacancy: 21.4% 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 Madison, KS (66860)?
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Market Analysis: 66860 Madison
The 66860 ZIP in Madison, KS is a local-operator market. Outside capital chasing a $150K entry has to pair deep knowledge with the discount.
The investment case in 66860 is substantial only for operators who understand what they are buying. A $150K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within KS, ZIP 66860 trails on several market indicators that neighboring Greenwood County submarkets outperform. The gap is real and solid enough to shape underwriting.
The demographic picture in 66860 includes headwinds that any investor should price in. Income distribution skews lower than Madison averages, and tenant stability requires active management.
Strategy in 66860 is an operator game, not a passive one. Stepping back, entry prices of $150K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Madison:
Property Strategy for 66860
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $61,498 | $880 | 10.3% | +6.2% | $30,749 |
| 3BR | $147,787 | $1,060 | 5.2% | +7.9% | $49,262 |
Market Trends
Home Value History (with trend line)
📊 How Does 66860 Compare?
| Metric | 66860 | Madison | Emporia, KS | Kansas |
|---|---|---|---|---|
| Home Value | $149,505 | $149,505 | N/A | $237,409 |
| 5-Year CAGR | 7.3% | 7.3% | N/A | 7.2% |
| Avg Rent | $792 | $792 | N/A | - |
| Cap Rate | 4.1% | 4.1% | - | - |
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 66860 (Madison, KS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $149,505 |
| Monthly Rent | $792 |
| Price-to-Rent | 15.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.1% |
| 5-Year IRR | 11.4% |
📈 Home Appreciation
| 1-Year | +13.2% ▲ |
| 3-Year CAGR | +6.7% ▲ |
| 5-Year CAGR | +7.3% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 (4.1%). 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 66860
Population: 1,391
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 66860
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
What are rental rates like in Madison, KS?
Rental rates in Madison, KS average $792/mo. Tenant demand and $150K home values make the yield look reasonable by investor standards.
What are vacancy rates like in Madison, KS?
Madison, KS sees elevated vacancy, which is reasonable relative to the broader KS rental market.
Is Madison, KS a good place for real estate investing?
Yes - Madison, KS a 3.0/5 investability score. With $150K home prices against $792/mo monthly rent, the market delivers a reasonable entry point for new investors.
Is it easy to find good tenants in Madison, KS?
The renter base in Madison, KS is reasonable for the $792/mo price point. Screening well and pricing to market typically yields reliable tenants.
What is the median home value in Madison, KS?
Typical homes in Madison, KS go for around $150K. The 5-year CAGR of 0.0% reliable price movement.
You know 66860 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 66860 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 66860 ranks in Emporia, KS
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