Is Douglas County, KS good for real estate investing?

Douglas County has an investment score of 62/100, rated as "Buy". The county ranks #424 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Douglas?

The rent-to-price ratio in Douglas County is 6.04% annually, which ranks in the 52th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Douglas?

The median home price in Douglas County is $321,973. This ranks #638 in affordability among all US counties.

Can you cash flow on rental properties in Douglas?

Based on median values with 20% down at current rates, a typical rental in Douglas County would generate negative cash flow of $634/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Douglas County

KansasPopulation: 119,094

/100

Buy

#424 of 1,000 counties

#73 in Kansas (105 counties)

Market Snapshot

$321,973

Median Home Price

18% above national median

$1,622/mo

Median Rent

8% above national median

6.04%

Rent-to-Price Ratio

Top 48% nationally

-$634

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Price History

Trend based on YoY growth rate. Source: Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$321,973

Down Payment (20%)$64,395

Loan Amount$257,578

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,622

Monthly P&I-$1,688

Est. Expenses (35%)-$568

Net Cash Flow-$634/mo

3.9%

Cap Rate (all cash)

-10.3%

Cash-on-Cash Return

6.04%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 3.9% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

62/100

Cash Flow(30%)

60/100

Based on 6.04% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

81/100

Based on 3.3% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

57/100

Price-to-income ratio of 4.9x. Lower ratios indicate more affordable markets.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Complete rent data available

Challenges

-Negative cash flow at typical financing (-$634/mo)
-Negative leverage (cap rate 3.9% < mortgage rate 6.9%)

Economic Indicators

Population

119,094

Median Income

$66,153

vs $62,400 national est.

Unemployment Rate

—

Data pending

Price-to-Income

4.9x

Moderately affordable

Compare to Nearby Counties

County					Verdict
GreenwoodKS	64	$97,957	Est. pending	—	Buy	View
CrawfordKS	63	$135,609	$809	7.16%	Buy	View
CurrentDouglasKS	62	$321,973	$1,622	6.04%	Buy
SedgwickKS	61	$215,377	$1,177	6.56%	Buy	View
LyonKS	59	$187,077	$723	4.64%	Hold	View
BourbonKS	59	$125,434	Est. pending	—	Hold	View

The Bottom Line

BuyDouglas offers solid investment potential with good cash flow or appreciation prospects.

Douglas County in Kansas scores 62/100, ranking #424 of 1,000 US counties (top 42%). The 6.04% rent-to-price ratio indicates moderate cash flow potential. Current market conditions make traditional buy-and-hold investing challenging. Consider house hacking, value-add strategies, or all-cash purchases.

Monthly Cash Flow

$-634/mo

Cap Rate

3.9%

Cash-on-Cash

-10.3%

Ready to Analyze a Deal in Douglas?

Use our investment calculators to run detailed numbers on specific properties.

Single Family1-4 unit rentals, BRRRR House HackOwner-occupied strategy Multifamily5+ unit properties

Explore Other Markets

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$321,973

Down Payment (20%)$64,395

Loan Amount$257,578

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,622

Monthly P&I-$1,688

Est. Expenses (35%)-$568

Net Cash Flow-$634/mo

3.9%

Cap Rate (all cash)

-10.3%

Cash-on-Cash Return

6.04%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 3.9% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

62/100

Cash Flow(30%)

60/100

Based on 6.04% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

81/100

Based on 3.3% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

57/100

Price-to-income ratio of 4.9x. Lower ratios indicate more affordable markets.

County

Verdict

GreenwoodKS

$97,957

Est. pending

—

Buy

View

CrawfordKS

$135,609

$809

7.16%

Buy

View

CurrentDouglasKS

$321,973

$1,622

6.04%

Buy

SedgwickKS

$215,377

$1,177

6.56%

Buy

View

LyonKS

$187,077

$723

4.64%

Hold

View

BourbonKS

$125,434

Est. pending

—

Hold

View

The Bottom Line

BuyDouglas offers solid investment potential with good cash flow or appreciation prospects.

Monthly Cash Flow

$-634/mo

Cap Rate

3.9%

Cash-on-Cash

-10.3%