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

Investors hold a substantial 70.7% of the single-family residential market in Kearny County, with a total of 661 landlord-owned properties out of 935 available SFRs.

Ownership is overwhelmingly dominated by individual investors rather than companies. Individuals own 589 properties, accounting for 89.1% of the investor portfolio, while companies own the remaining 72 properties (10.9%).

The market is defined by a complete absence of financing among investors. All 661 landlord-owned properties are designated as cash holdings, suggesting that portfolios are fully paid off and not leveraged with debt.

In terms of entity count, the disparity between owner types is even more pronounced. There are 855 individual landlords compared to just 53 company landlords, a ratio of more than 16 to 1.

The entire investor portfolio of 661 properties is classified as non-owner-occupied and rented. This 100% rental rate highlights a market exclusively focused on real estate investing for rental income, with no secondary or vacation home usage indicated.

There were no recorded SFR acquisitions by either landlords or traditional homeowners in Q4 2025, making a direct price comparison for the quarter impossible.

Due to the lack of transactions, it is not possible to analyze the price gap between landlords and homeowners or identify any recent trends in purchasing behavior.

The only available historical pricing data for landlords covers the 2020-2023 period, which reports an average price of $156,728. However, this average is based on zero properties purchased, signaling a market that has been largely inactive for an extended period.

Without recent sales, assessing price appreciation from the pandemic-era (2020-2023) to the present is not feasible.

The complete halt in acquisition activity prevents any analysis of purchasing velocity or changes in market dynamics in Kearny County.

Investor purchasing activity came to a complete standstill in Q4 2025, with landlords acquiring zero properties out of a total of zero SFRs sold in the market.

This lack of activity was universal across all investor sizes. Mom-and-pop landlords (1-10 properties) accounted for 0.0% of purchases, a figure matched by institutional investors (1000+ properties) at 0.0%.

No new landlords entered the market in Kearny County this quarter, as indicated by the zero properties purchased by entities in the single-property (Tier 01) category.

The data reflects a dormant transactional market where neither small-scale individuals nor large-scale companies are actively acquiring new assets.

The 0.0% market share of purchases for landlords contrasts sharply with their 70.7% ownership share, indicating their holdings are long-term and the market currently lacks liquidity.

The investor market in Kearny County is almost entirely composed of small landlords. Mom-and-pop investors, owning 1-10 properties, collectively hold 95.3% of all investor-owned SFRs.

Single-property landlords (Tier 01) are the largest group by a wide margin, owning 554 properties, which represents 81.2% of the entire investor portfolio on their own.

Mid-size and large investors have a minimal footprint. Landlords with 11-100 properties own a combined 4.6%, and there is no institutional presence (1000+ properties), with Tier 09 ownership at 0.0%.

The ownership structure is highly concentrated at the smallest scale, with landlords owning 1 or 2 properties making up 88.5% (604 properties) of all investor holdings.

Due to the absence of recent transactions, it is not possible to analyze acquisition price differences between tiers or determine if larger investors pay more or less than their smaller counterparts.

Individual investors form the bedrock of the Kearny County rental market, owning 92.6% of all single-property landlord portfolios (513 properties).

A distinct crossover point occurs as portfolio sizes increase. While individuals dominate tiers holding 1 to 5 properties, companies become the majority owners in the 6-10 property tier, holding 8 properties to the individuals' 7 (a 53.3% share).

In the 11-20 property tier, individuals regain a majority with 66.7% of the properties (20 properties), showing a mixed but still individual-heavy landscape for mid-size landlords.

Company ownership becomes more significant in larger portfolios. For example, companies own 22.6% of properties in the 3-5 unit tier and 33.3% in the 11-20 unit tier, compared to just 7.4% in the single-property tier.

The lack of recent sales activity prevents any analysis of pricing strategies or acquisition trends between individual and company investors across different tiers.

Geographic concentration is extreme in Kearny County, with the vast majority of investor-owned properties located in the 67860 zip code, which contains 519 properties.

The top two zip codes by count, 67860 (519 properties) and 67838 (140 properties), together account for 659 of the 661 total investor-owned SFRs, or 99.7% of the entire portfolio.

High investor ownership rates are a defining characteristic of the primary regions. In 67838, investors own 72.5% of all SFRs, while in 67860, they own 70.2%.

One smaller area, the 67857 zip code, shows a 100.0% investor ownership rate, although it only contains 2 properties, highlighting saturation in smaller pockets of the county.

The data reveals a market where investor activity is not broadly distributed but is instead focused within very specific geographic boundaries.

The provided data contains no historical records of buy or sell transactions for landlords in Kearny County. This prevents any analysis of market liquidity or investor trading patterns over time.

Without transaction counts, it cannot be determined if landlords have historically been net buyers or net sellers, and no buy/sell ratio can be calculated.

There is no information on inter-landlord trading, so the percentage of transactions that occur between investors remains unknown.

A comparison between average buy prices and average sell prices is not possible, precluding any insight into potential profit margins or market-timing strategies.

Similarly, there is no transaction data specifically for institutional investors (1000+ tier), making it impossible to contrast their behavior with the broader landlord market.

The transaction market in Kearny County was entirely dormant in Q4 2025, with zero total SFR transactions recorded. This resulted in a 0.0% transaction share for landlords.

Activity was nonexistent across all investor tiers. Landlords in the mom-and-pop tiers (1-10 properties) conducted zero transactions, and institutional-tier landlords also recorded zero.

With no purchases, there is no data on average purchase prices for any tier, preventing any analysis of whether smaller or larger investors pay more.

The lack of sales means there was no inter-landlord trading activity. The percentage of properties bought from other landlords was 0.0% for all tiers.

The complete absence of transactional activity indicates a highly illiquid market where existing owners are holding assets and no new investors are entering.