Doniphan (KS) Investor Pulse Report (2026-Q1)

In Doniphan County, real estate investors hold a significant 38.4% of the single-family residential market, totaling 729 properties out of 1,897.

Ownership is overwhelmingly concentrated with individual 'mom-and-pop' landlords, who control 637 properties, representing 87.4% of the investor-owned portfolio, compared to 94 properties (12.9%) owned by companies.

A defining characteristic of this market is the complete absence of financing; 100% of the 729 investor-owned properties are held with cash, indicating a highly capitalized and low-leverage investor base.

The portfolio is heavily utilized for rental income, with 721 of the 729 properties classified as rented, showcasing a clear focus on buy-and-hold strategies.

There are 937 distinct landlord entities (882 individuals and 55 companies) for 729 properties, suggesting a degree of co-ownership within the market.

Acquisition price data for landlords and traditional homeowners in Doniphan County is not available for the current reporting period.

Consequently, a direct comparison of purchasing prices between investor and non-investor buyers cannot be performed.

Analysis of the price gap, or the typical discount investors achieve compared to homeowners, is not possible due to the absence of pricing data.

Trends in acquisition costs over time, including price appreciation from previous quarters or years, cannot be determined.

Similarly, it is not possible to assess whether individual investors pay different prices compared to company investors in this market.

The investor acquisition market in Doniphan County came to a complete standstill in Q4 2025, with landlords purchasing zero single-family properties.

This lack of activity resulted in a 0.0% market share for investors, a stark contrast to their significant overall holdings in the county.

The purchasing halt was consistent across all investor sizes, from mom-and-pop landlords (Tiers 01-04) to larger investors, with every tier recording zero acquisitions.

Consequently, there were no new entrants into the landlord market this quarter, as the number of new single-property (Tier 01) investors was zero.

This data points to a period of extremely low liquidity and a potential 'wait-and-see' approach from the entire investor community in Doniphan County.

The investor landscape in Doniphan County is defined by small-scale owners, with mom-and-pop landlords (1-10 properties) controlling a staggering 96.2% of all investor-held SFRs.

Single-property landlords (Tier 01) alone account for the vast majority of holdings, with 561 properties representing 74.3% of the total investor portfolio.

In stark contrast, there is no institutional investor (Tier 09, 1000+ properties) presence, with their market share at 0.0%, underscoring the market's complete reliance on smaller operators.

Mid-size landlords (11-100 properties) hold a minimal stake, collectively owning just 29 properties or 3.8% of the investor-owned housing stock.

Without tier-specific pricing data, it is not possible to determine if smaller landlords pay more or less for properties than their larger, though very few, counterparts.

Individual investors form the bedrock of the smallest portfolio tiers, owning 93.8% of single-property holdings and 93.5% of two-property holdings.

A clear crossover point occurs as portfolio sizes increase: companies become the majority owners in the 11-20 property tier, holding 12 properties (52.2%) compared to 11 held by individuals.

Even as portfolio sizes grow, individuals maintain a notable presence, holding 66.7% of properties in the 6-10 unit tier and 61.2% in the 3-5 unit tier.

This pattern indicates that while individuals dominate entry-level investing, scaling into larger portfolios is more commonly achieved through a corporate structure.

Pricing strategies between individual and company investors cannot be compared as acquisition price data by owner type is not available for this county.

Investor activity in Doniphan County is not evenly distributed but is instead highly concentrated in specific zip codes, revealing distinct sub-market targeting.

The zip code 66024 stands out with an extraordinary 82.9% of its SFR properties owned by investors, indicating a market almost entirely composed of rentals.

While 66024 leads in ownership rate, the 66087 zip code holds the largest absolute number of investor-owned homes at 205, which represents a 37.5% share of its local market.

Other areas of high concentration include 66094, with a 52.0% investor ownership rate, and 66035, where investors own 41.8% of the properties.

Data for zip codes 66002 and 66041 was unavailable, highlighting potential gaps in reporting within the county's assessor data.

Comprehensive historical transaction data for Doniphan County is not available, which limits insights into long-term market dynamics.

It is not possible to calculate the buy-to-sell ratio to determine whether landlords have historically been net buyers or net sellers in this market.

The volume of inter-landlord trading, an indicator of market liquidity and sophistication, cannot be measured.

Analysis of average buy prices versus sell prices over time, which can imply investor profit margins, cannot be conducted.

Similarly, a comparison between the transaction patterns of all landlords and the (non-existent) institutional tier is not feasible.

The transaction data for Q4 2025 confirms the complete halt in market activity, with zero total SFR transactions recorded in Doniphan County.

As a result, the landlord share of transactions was 0.0%, as neither investors nor any other buyer type engaged in property trades during the quarter.

This inactivity was uniform across all portfolio sizes; mom-and-pop landlords (Tiers 01-04) and all larger tiers recorded zero transactions.

The lack of trades means there was no inter-landlord activity, and the average purchase price for every tier was effectively $0.

This data illustrates a period of extreme illiquidity, where no assets changed hands among investors or the broader market.