Real Estate Investing in Hartford, Kansas (66854)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 66854 (Hartford, 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.
- Elevated vacancy: 11.1% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 25.3 — hard to cash-flow at these prices.
• 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 Hartford, KS (66854)?
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Market Analysis: 66854 Hartford
Investors eyeing 66854 need to respect the fundamentals at play. Home values of $240K come alongside slower price movement and elevated management overhead.
The investment case in 66854 is impressive only for operators who understand what they are buying. A $240K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 66854's metrics run below Coffey County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A significant renter share of 24% in 66854 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 66854 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 Hartford:
Property Strategy for 66854
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $128,478 | $880 | 4.9% | +8.7% | $64,239 |
| 3BR | $174,314 | $1,110 | 4.6% | +8.3% | $58,105 |
Market Trends
Home Value History (with trend line)
📊 How Does 66854 Compare?
| Metric | 66854 | Hartford | Emporia, KS | Kansas |
|---|---|---|---|---|
| Home Value | $240,300 | $240,300 | N/A | $237,409 |
| 5-Year CAGR | 4.7% | 4.7% | N/A | 7.2% |
| Avg Rent | $792 | $792 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 66854 (Hartford, KS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $240,300 |
| Monthly Rent | $792 |
| Price-to-Rent | 25.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +8.0% ▲ |
| 3-Year CAGR | +4.2% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 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 (2.6%). 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 66854
Population: 953
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 66854
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
Frequently Asked Questions
Are landlord laws favorable in Hartford, KS?
Rental owners in Hartford, KS deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What is the tenant pool like in Hartford, KS?
Expect a solid tenant pool in Hartford, KS. The rental market absorbs $792/mo rents without meaningful friction.
Is Hartford, KS a smart market for rental property?
With a 3.0/5 investability score, Hartford, KS ranks as a solid market for rental property investors. Median prices of $240K and rents of $792/mo drive the underlying numbers.
Is Hartford, KS good for house hacking?
House hacking in Hartford, KS is a challenging. With home values around $240K and rents at $792/mo, owner-occupants can offset a meaningful share of PITI.
What are home prices like in Hartford, KS?
Median home price in Hartford, KS is near $240K, with a 5-year CAGR of 0.0%. Prices have been consistent and supportive of buy-and-hold strategies.
You know 66854 now. You don’t know where it ranks.
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How 66854 ranks in Emporia, KS
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