Real Estate Investing in Le Roy, Kansas (66857)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 66857 (Le Roy, 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: 13.9% of homes vacant — above national norms.
• 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 Le Roy, KS (66857)?
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Market Analysis: 66857 Le Roy
This part of Coffey County is not an easy win. The 66857 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Looking more closely, the numbers look inviting — $151K purchase price, 0.0% nominal cap — the work to hit that pro forma in 66857 is substantial and deserves full respect.
Put differently, 66857 offers a low basis, the region around Le Roy has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 66857 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Le Roy's stable or hybrid ZIPs before stepping into 66857. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Le Roy:
Market Trends
Home Value History (with trend line)
📊 How Does 66857 Compare?
| Metric | 66857 | Le Roy | Kansas |
|---|---|---|---|
| Home Value | $151,279 | $151,279 | $237,409 |
| 5-Year CAGR | 7.1% | 7.1% | 7.2% |
| Avg Rent | $792 | $792 | - |
| Cap Rate | 4.1% | 4.1% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 66857 (Le Roy, KS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $151,279 |
| Monthly Rent | $792 |
| Price-to-Rent | 15.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.3% |
| Cap Rate | 4.1% |
| 5-Year IRR | 11.2% |
📈 Home Appreciation
| 1-Year | +10.8% ▲ |
| 3-Year CAGR | +7.0% ▲ |
| 5-Year CAGR | +7.1% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 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 (4.1%). 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 66857
Population: 807
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 66857
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
Should investors consider Le Roy, KS?
The 3.0/5 investability rating in Le Roy, KS reflects its $151K prices and $792/mo rents. Investors generally consider it a solid option within KS.
How much should I expect to pay for a home in Le Roy, KS?
Typical homes in Le Roy, KS go for around $151K. The 5-year CAGR of 0.0% predictable price movement.
What do rentals go for in Le Roy, KS?
Average rent in Le Roy, KS is approximately $792/mo per month. Against $151K home values that yields a reasonable rent-to-price ratio.
Is Le Roy, KS a friendly market for rental owners?
Le Roy, KS falls under KS landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What are vacancy rates like in Le Roy, KS?
Le Roy, KS sees elevated vacancy, which is reasonable relative to the broader KS rental market.
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