Barton County

Barton County sits at a median home price of $126,743, which puts it in a price tier where the math on rentals can work, but the data provided leaves some key outputs zeroed out, so let's focus on what the numbers do tell us. Home prices rose 10.9% year-over-year, a pace that signals genuine price momentum for a market this small. With a population of 25,477 and an affordability index of 100, this is a fully affordable market by the model's own measure. The appreciation score of 78 out of 100 is the standout figure here. The cash flow score, however, is listed at 0, and the cap rate, cash-on-cash return, and net cash flow figures are all zeroed out in the underlying data, which means any cash flow underwriting needs to be built from scratch using local rent comps rather than relying on this dataset's estimates.

The appreciation score of 78 and 10.9% year-over-year price growth tell you who this market is built for: an investor with a medium-to-long hold horizon who is buying into price appreciation rather than day-one cash flow. The entry price of $126,743 is low enough that even modest rent income can cover carrying costs, but the model is not generating positive cash flow signals here, which suggests rents relative to prices are not producing a spread that screams buy-and-hold cash flow. A value-add operator who can force appreciation through renovation, or an appreciation-oriented buyer willing to carry a thin or break-even monthly position while prices continue moving, is better suited to Barton than a strict cash flow buyer who needs a 7%+ cap rate from the jump. The 95th percentile national rank and top 23 placement within Kansas's 105 counties suggest the model is weighting the price entry point and price growth heavily, which tracks with what $126,743 buys you in a market posting 10.9% annual gains.

On carry costs, the combined monthly tax and insurance figure comes to $210, based on a state-average effective property tax rate of 1.41% and an insurance rate of 0.58%. That 1.41% rate carries a "normal" flag, so it is not a deal-killer, but on a $126,743 asset it produces $1,787 in annual property taxes, which is real money when you are trying to manufacture margin at this price point. The tax rate cited is a state-average estimate from Tax Foundation 2024 data, and actual Barton County or township-level rates may differ, so pull the county assessor's numbers before you finalize any underwrite. The insurance figure of $735 annually is notable for Kansas, where wind and hail exposure in the plains can push actual premiums above state-average models, so get real quotes rather than using this figure as a ceiling. At $210 combined per month, these carrying costs are manageable at the $126,743 price, but they will consume a meaningful slice of gross rent in a thin-margin rental.

The stability score of 50 is the number that deserves attention before you commit capital. It sits exactly at the midpoint, which is a caution signal on rental demand durability, population trends, and employment concentration. No economic anchor data was provided for Barton County, so it is not possible to assess employer depth or job-sector diversification from this dataset. That absence of anchor employer data is itself an underwriting consideration: in a county of 25,477 people, rental demand is concentrated in a narrow pool of tenants, and without visibility into the employment base driving that demand, you are taking on concentration risk you cannot fully quantify here. Run your own labor market research before sizing a position.

The neighbor comparison provides useful context. Grant County and Kearny County both score 77 overall, one point above Barton's 76, but their median prices are $146,433 and $185,891 respectively, meaning you are paying 15% to 47% more to gain one composite score point. Linn County matches Barton's score of 76 at $162,321, and Kingman and Atchison counties trail at 75 with prices in the $167,000 to $174,000 range. Barton's case for selection over any of these neighbors comes down entirely to purchase price: at $126,743 it is the cheapest entry in this comparison set, and if your thesis is price appreciation with low basis, that matters. If your thesis is yield or cash flow density, the model does not give you enough information to declare Barton the winner on those dimensions, and none of the neighbors generate enough differentiation in overall score to override a yield-based preference. Choose Barton when your primary objective is a low-basis appreciation play in Kansas and you can tolerate the uncertainty that comes with a 50 stability score and limited employer-base visibility.