610 N Woodland St · Pittsburg, KS 66762

$65,000

2 bd · 1.0 ba · 881 sqft · SingleFamily public records · 51 Days on market

Built 1920 7,500 sqft lot $74/sqft · 21% below area Est $83k · 21% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Rent growth +5.0/5.0
• Livability +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Older bungalow house with 3 bedrooms and 1 bath. Great location just a few blocks from downtown, Lincoln Park, and Westside Elementary School.

Key facts

• Lincoln park
• Great location
• 7,500 sq ft lot

Tags

• GREAT LOCATION
• FEW BLOCKS FROM DOWNTOWN
• LINCOLN PARK
• WESTSIDE ELEMENTARY SCHOOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($833 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 5.4% in Pittsburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#270 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A; Watch: crime F, amenities F, commute F.
• Pittsburg (town): math 29% / reading 31% proficiency, ranked #111 of 169 in KS (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pittsburg Middle School (math 28% / reading 26%, grade F, #94 of 219 statewide, top 44%, 720 students, 67% FRL); Pittsburg High (math 27% / reading 32%, grade F, #60 of 327 statewide, top 24%, 1,017 students, 60% FRL).
• Market conditions: Rents rising fast (+13.8%/yr); 142 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 65 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $65k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.28% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.63%
• DSCR: 1.70
• GRM: 6.5

CMA / ARV

• ARV (median comp): $82,542
• List price: $65,000
• Delta: -21.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 W 6th St	0.06mi	2/1.0	866 (-2%)	5mo	$18,000	$21	91
602 N Catalpa St	0.08mi	2/1.0	876 (-1%)	6mo	$45,000	$51	90
714 W 3rd St	0.25mi	2/1.0	828 (-6%)	4mo	$57,000	$69	75
304 N Miles St	0.26mi	3/1.0 (+1)	944 (+7%)	2mo	$92,500	$98	70
124 W 10th St	0.51mi	2/1.0	844 (-4%)	4mo	$78,500	$93	66
201 N Georgia St	0.40mi	3/1.0 (+1)	896 (+2%)	10mo	$73,000	$81	65
203 N Chestnut St	0.32mi	3/1.5 (+1)	966 (+10%)	2mo	$130,000	$135	61
601 W 5th St	0.14mi	3/2.0 (+1)	970 (+10%)	11mo	$155,000	$160	58
1010 W 3rd St	0.44mi	2/1.0	764 (-13%)	1mo	$50,000	$65	57
1013 W 2nd St	0.52mi	2/1.0	754 (-14%)	5mo	$89,900	$119	48
1007 W 1st St N/A	0.55mi	2/2.0	1,000 (+14%)	1mo	$159,000	$159	47
208 W Forest St	0.72mi	2/2.0	1,004 (+14%)	6mo	$159,900	$159	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.49×
• Total profit: $8,961
• Equity at exit: $9,692

10-year hold

• IRR: 24.3%
• Equity multiple: 3.60×
• Total profit: $47,254
• Equity at exit: $5,620

Cash invested: $18,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kansas: 83 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; moderate court pace.

Methodology + full state rankings →

ZIP-level market 66762

• Rents YoY: 13.8%
• Active inventory: 142
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $833 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $237

Break-even live

Break-even rent $533

Max offer price $65,000

Occupancy floor 67%

Sensitivity live

Price	-10% $274	-5% $255	+0% $237	+5% $219	+10% $200
Rent	-10% $171	-5% $204	+0% $237	+5% $270	+10% $303
Rate	-1.0pp $270	-0.5pp $254	base $237	+0.5pp $220	+1.0pp $203

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 W 2nd St Pittsburg, KS	2.0	1.0	846	$850	$1.00	45d	1	0.37mi
101 S Elm St Pittsburg, KS	1.0	1.0	800	$600	$0.75	45d	1	0.80mi
404 E Adams St Unit A Pittsburg, KS	2.0	1.0	750	$800	$1.07	45d	1	1.20mi
1108 S Joplin St Pittsburg, KS	2.0	1.5	850	$775	$0.91	45d	2	1.33mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $65,000 Pending 51 DOM
2. 2026-06-05
   days on market $65,000 Active 50 DOM
3. 2026-06-03
   days on market $65,000 Active 49 DOM
4. 2026-06-02
   days on market $65,000 Active 48 DOM
5. 2026-06-01
   days on market $65,000 Active 47 DOM
6. 2026-05-31
   days on market $65,000 Active 46 DOM
7. 2026-05-30
   days on market $65,000 Active 45 DOM
8. 2026-05-01
   price $65,000 142-char remark

   Show marketing remark (142 chars)

   Older bungalow house with 3 bedrooms and 1 bath. Great location just a few blocks from downtown, Lincoln Park, and Westside Elementary School.

9. 2026-04-15
   listed $75,000 Active 142-char remark

   Show marketing remark (142 chars)

   Older bungalow house with 3 bedrooms and 1 bath. Great location just a few blocks from downtown, Lincoln Park, and Westside Elementary School.

10. 2008-02-01
    soldstatus $30,000
11. 2008-02-01
    soldstatus $30,000
12. 2001-02-01
    soldstatus $22,500
13. 1994-08-01
    soldstatus $22,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast KS · Resets to sale price

• Current annual tax: $634 · $53/mo
• Projected year-2 tax: $916 · $76/mo
• Expected delta: +$283/yr (+$24/mo · 44.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,993
• − Mortgage interest: −$3,641
• − Property taxes: −$634
• − Insurance: −$325
• − Repairs & maintenance: −$799
• − Management: −$799
• − Depreciation: −$1,891
• Taxable income: $1,903
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $2,388/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Pittsburg
• NCES district ID: 2010710
• Math proficiency: 29% ▼ -5.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $33,608
• Composite: 24.63/100
• National rank: #7629
• State rank: #111 of 169 in KS

Livability — Pittsburg

• Score: 66/100
• State rank: #270
• US rank: #12149

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A Health & safety A User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pittsburg, KS
• County: Crawford County · 24,907 people
• City population: 24,907
• Metro: Pittsburg, KS
• Population (ZIP): 24,907
• Household income: $50,511
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1186.0

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,393 people
• By 2030: 39,540 · +0.4%
• By 2040: 39,452 · +0.1%
• By 2050: 39,188 · -0.5%
• By 2075: 39,038 · -0.9%
• By 2100: 38,219 · -3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Two or more races 5% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 1%

Political lean MEDSL · Crawford

• 2024 margin: Strong R (+25.3) · D 36.5% · R 61.7% · Other 1.8%
• 2008→2024 swing: -26.7pp toward R · 2008: 1.4pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+23.1 2016: R+23.1 2012: R+6.5 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.14%
• Current HPI: 158.7878
• Rent YoY: ▲ 13.80%
• Metro: Pittsburg, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+195.5% since first listed

6 events — show timeline

• 2026-05-01 Price Changed $65,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-15 Listed $75,000 Heartland MLS as Distributed by MLS Grid
• 2008-02-01 Sold (Public Records) $30,000 Public Records
• 2008-02-01 Sold (Public Records) $30,000 Public Records
• 2001-02-01 Sold (Public Records) $22,500 Public Records
• 1994-08-01 Sold (Public Records) $22,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $634 · +5.5% YoY. Source: county tax records.