Is Montgomery County, KS good for real estate investing?

Montgomery County has an investment score of 85/100, rated as "Strong Buy". The county ranks #1 nationally among 1000 counties analyzed.

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

The rent-to-price ratio in Montgomery County is 10.11% annually, which ranks in the 98th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Montgomery?

The median home price in Montgomery County is $103,856. This ranks #36 in affordability among all US counties.

Can you cash flow on rental properties in Montgomery?

Based on median values with 20% down at current rates, a typical rental in Montgomery County would generate positive cash flow of $24/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Montgomery County

KansasPopulation: 31,448

/100

Strong Buy

#1 of 1,000 counties

#1 in Kansas (105 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated July 28, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$103,856

Median Home Price

55% below national median

$875/mo

Median Rent

40% below national median

10.11%

Rent-to-Price Ratio

Top 2% nationally

+$24

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $875/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$77,892	+$160/mo	8.8%	+10.7%
Median typical MLS deal	$103,856	+$24/mo	6.6%	+1.2%
125% of median newer / premium	$129,820	-$112/mo	5.3%	-4.5%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$103,856

Down Payment (20%)$20,771

Loan Amount$83,085

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$875

Monthly P&I-$544

Est. Expenses (35%)-$306

Net Cash Flow+$24/mo

6.6%

Cap Rate (all cash)

1.2%

Cash-on-Cash Return

10.11%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 6.6% 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.

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Score Breakdown

Overall Investment Score

85/100

Cash Flow(30%)

100/100

Based on 10.11% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

91/100

Based on 6.6% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

100/100

Based on price relative to estimated local incomes.

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

+Above-average rent-to-price ratio (10.11%)
+Strong price appreciation (+6.6% YoY)
+Affordable relative to local incomes
+Complete rent data available

Challenges

-Negative leverage (cap rate 6.6% < mortgage rate 6.9%)

Economic Indicators

Population

31,448

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+Appreciation buyers: YoY growth is meaningfully above the long-run average
+Value-add operators who can buy below median and force rent up

Skip if

−You can't tolerate negative leverage (cap rate below mortgage rate today)

Compare to Nearby Counties

County					Verdict
CurrentMontgomeryKS	85	$103,856	$875	10.11%	Strong Buy
PawneeKS	82	$107,014	Est. pending	—	Strong Buy	View
DoniphanKS	81	$158,045	Est. pending	—	Strong Buy	View
DickinsonKS	78	$165,302	Est. pending	—	Strong Buy	View
ShermanKS	78	$146,739	Est. pending	—	Strong Buy	View
GrantKS	77	$146,433	Est. pending	—	Strong Buy	View

The Bottom Line

Strong BuyMontgomery is a strong buy market with excellent fundamentals for buy-and-hold investors.

Montgomery County in Kansas scores 85/100, ranking #1 of 1,000 US counties (top 0%). At 20% down and current rates, a median-priced rental roughly breaks even on cash flow (10.11% gross rent-to-price ratio). The deal works on appreciation or with better terms, not on month-one cash flow.

Monthly Cash Flow

+$24/mo

Cap Rate

6.6%

Cash-on-Cash

1.2%

Related markets

Head-to-head comparisons

All counties in Kansas →

Rent vs buy in Kansas cities

Rent vs buy in Wichita, KSMedian $215,377 · rent $1,177/mo Rent vs buy in Overland Park, KSMedian $438,419 · rent $1,669/mo Rent vs buy in Kansas City, KSMedian $201,014 · rent $1,229/mo Rent vs buy in Olathe, KSMedian $438,419 · rent $1,669/mo Rent vs buy in Topeka, KSMedian $198,892 · rent $1,137/mo All Kansas citiesFull rent-vs-buy directory for the state

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