Real Estate Investing in Lincolnville, Kansas (66858)
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Should you buy in 66858 (Lincolnville, 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: 15.0% 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 Lincolnville, KS (66858)?
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Market Analysis: 66858 Lincolnville
The 66858 ZIP covers a section of Lincolnville that demands careful diligence. Prices near $135K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 66858 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Lincolnville have seen price recovery that 66858 has not matched. Marion County data supports the view that the spread is structural rather than temporary.
The demographic picture in 66858 includes headwinds that any investor should price in. Income distribution skews lower than Lincolnville averages, and tenant stability requires active management.
Strategically, 66858 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Lincolnville:
Market Trends
Home Value History (with trend line)
📊 How Does 66858 Compare?
| Metric | 66858 | Lincolnville | Kansas |
|---|---|---|---|
| Home Value | $135,247 | $135,247 | $237,409 |
| 5-Year CAGR | 5.9% | 5.9% | 7.2% |
| Avg Rent | $792 | $792 | - |
| Cap Rate | 4.6% | 4.6% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 66858 (Lincolnville, KS). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $135,247 |
| Monthly Rent | $792 |
| Price-to-Rent | 14.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.0% |
| Cap Rate | 4.6% |
| 5-Year IRR | 10.4% |
📈 Home Appreciation
| 1-Year | +4.5% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +8.5% ▲ |
🏠 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 (4.6%). 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 66858
Population: 404
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
Frequently Asked Questions
What is the investability score for Lincolnville, KS?
Yes - Lincolnville, KS a 3.0/5 investability score. With $135K home prices against $792/mo monthly rent, the market delivers a reasonable entry point for new investors.
What type of investing works in Lincolnville, KS?
Investors usually favor careful cash-flow rentals with hands-on management in Lincolnville, KS. With home values at $135K and rents near $792/mo, other strategies can work but produce steady rather than outsized returns.
What is the tenant pool like in Lincolnville, KS?
The tenant pool in Lincolnville, KS is solid, supported by local employment and population fundamentals. Rents of $792/mo are well-absorbed by the market.
How viable is house hacking in Lincolnville, KS?
The house hack math a challenging in Lincolnville, KS. Owner-occupant buyers benefit from the $792/mo rents and $135K home values.
What are vacancy rates like in Lincolnville, KS?
Lincolnville, KS sees elevated vacancy, which is reasonable relative to the broader KS rental market.
You know 66858 now. You don’t know where it ranks.
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