641 Seitz Ct · Junction City, KS 66441

$179,900

4 bd · 2.5 ba · 2,020 sqft · MultiFamily public records · 5 Days on market

Built 2006 2,178 sqft lot $100/mo HOA · 10% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

You'll love this well maintained 4 bedroom 2.5 bath townhome with plenty space for your family. There is a cozy fireplace in the living room for those cold winter nights. The kitchen consist of ample cabinet space, ceramic tile flooring, granite counter tops and back splash. To complete the main level, there is a bedroom, half bath and laundry room. After a long day at work the master bedroom will be your haven, It offers a walk-in closet, master bath with jetted tub, double vanity, and separate shower. There are two additional bedroom and bath for the kids or guests. This home has a lot to offer, call Janet Moore at 785-375-0722 to set up an appointment.

Key facts

• $100 HOA
• 2 garage spots
• Built 2006

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $100; Association maintains grounds

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential condominium; Two levels; Entry level information not specified; Facing direction not specified
• Construction: Wood siding; Asphalt roof; Slab foundation; Built year not specified
• Exterior features: Patio; Pond on the property; Concrete road access

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Vaulted ceilings; Ceiling fans; Window coverings; Gas fireplace in living room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $180k).

Location & tenants

• Location reads 66/100 on livability (#266 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.
• Geary County Schools (town): math 32% / reading 39% proficiency, ranked #60 of 169 in KS (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington Elem (math 27% / reading 32%, grade F, #463 of 684 statewide, top 73%, 351 students, 92% FRL); Junction City Middle School (math 18% / reading 22%, grade F, #146 of 219 statewide, top 67%, 938 students, 61% FRL); Junction City Sr High (math 17% / reading 30%, grade F, #161 of 327 statewide, top 50%, 1,657 students, 47% FRL) — zoned schools average 67% FRL vs 40% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.0%/yr); 262 active listings in the ZIP; 93 units permitted in Geary County in 2024 (0 in 5+ unit buildings).
• At $4,209/mo this rent would consume 85% of the median local household income ($60k/yr) (locally 950% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Geary County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.34% ✓
• Cap rate: 19.60%
• Cash-on-cash: 47.54%
• DSCR: 3.12
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.05% rent growth · sell at horizon

5-year hold

• IRR: 48.5%
• Equity multiple: 3.21×
• Total profit: $111,373
• Equity at exit: $26,824

10-year hold

• IRR: 55.4%
• Equity multiple: 7.34×
• Total profit: $319,266
• Equity at exit: $15,554

Cash invested: $50,372 (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 66441

• Rents YoY: 6.0%
• Active inventory: 262
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $4,209 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$211 /mo · $2,534/yr
• Insurance: −$75
• HOA: −$100
• Vacancy / Maint / Mgmt: −$884
• Net cashflow: $1,996

Break-even live

Break-even rent $1,683

Max offer price $179,900

Occupancy floor 48%

Sensitivity live

Price	-10% $2,097	-5% $2,046	+0% $1,996	+5% $1,945	+10% $1,894
Rent	-10% $1,663	-5% $1,829	+0% $1,996	+5% $2,162	+10% $2,328
Rate	-1.0pp $2,086	-0.5pp $2,041	base $1,996	+0.5pp $1,949	+1.0pp $1,902

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,208
Total (4 units)			$4,209

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 7 events

1. 2026-05-04
   status Pending
2. 2026-04-28
   listed $179,900 Active
3. 2021-09-20
   soldstatus 663-char remark

   Show marketing remark (663 chars)

   You'll love this well maintained 4 bedroom 2.5 bath townhome with plenty space for your family. There is a cozy fireplace in the living room for those cold winter nights. The kitchen consist of ample cabinet space, ceramic tile flooring, granite counter tops and back splash. To complete the main level, there is a bedroom, half bath and laundry room. After a long day at work the master bedroom will be your haven, It offers a walk-in closet, master bath with jetted tub, double vanity, and separate shower. There are two additional bedroom and bath for the kids or guests. This home has a lot to offer, call Janet Moore at 785-375-0722 to set up an appointment.

4. 2021-07-15
   listed $135,000 663-char remark

   Show marketing remark (663 chars)

   You'll love this well maintained 4 bedroom 2.5 bath townhome with plenty space for your family. There is a cozy fireplace in the living room for those cold winter nights. The kitchen consist of ample cabinet space, ceramic tile flooring, granite counter tops and back splash. To complete the main level, there is a bedroom, half bath and laundry room. After a long day at work the master bedroom will be your haven, It offers a walk-in closet, master bath with jetted tub, double vanity, and separate shower. There are two additional bedroom and bath for the kids or guests. This home has a lot to offer, call Janet Moore at 785-375-0722 to set up an appointment.

5. 2015-03-12
   soldstatus 355-char remark

   Show marketing remark (355 chars)

   2 story duplex featuring 4 bedrooms and 2.75 baths. Property is sold in as-is condition. Seller's name is Secretary of Veterans Affairs. Seller won't pay customary closing costs; including title policy, escrow fees, survey or transfer fees. Proof of funds required on cash transactions; lender pre-approval letter for financed offers dated within 30 days.

6. 2014-12-30
   listed $82,450 355-char remark

   Show marketing remark (355 chars)

   2 story duplex featuring 4 bedrooms and 2.75 baths. Property is sold in as-is condition. Seller's name is Secretary of Veterans Affairs. Seller won't pay customary closing costs; including title policy, escrow fees, survey or transfer fees. Proof of funds required on cash transactions; lender pre-approval letter for financed offers dated within 30 days.

7. 2006-10-01
   soldstatus $170,922

ⓘ 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: $2,534 · $211/mo
• Projected year-2 tax: $2,537 · $211/mo
• Expected delta: +$2/yr ($0/mo · 0.1%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,508
• − Mortgage interest: −$10,077
• − Property taxes: −$2,534
• − Insurance: −$900
• − Repairs & maintenance: −$4,041
• − Management: −$4,041
• − HOA: −$1,200
• − Depreciation: −$5,233
• Taxable income: $22,482
• Est. tax owed @ 24.0%: −$5,396
• After-tax cash flow: $18,551/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: Geary County Schools
• NCES district ID: 2007890
• Math proficiency: 32% ▲ 1.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $44,319
• Composite: 30.2/100
• National rank: #6306
• State rank: #60 of 169 in KS

Livability — Junction City

• Score: 66/100
• State rank: #266
• US rank: #11965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Junction City, KS
• County: Geary County · 25,828 people
• City population: 25,828
• Metro: Manhattan, KS
• Population (ZIP): 25,828
• Household income: $59,522
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 950.0

Population outlook (Geary County) Hauer SSP2

• Today (2025): 37,364 people
• By 2030: 38,234 · +2.3%
• By 2040: 39,727 · +6.3%
• By 2050: 40,314 · +7.9%
• By 2075: 44,283 · +18.5%
• By 2100: 46,935 · +25.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 53% Black 19% Two or more races 15% Hispanic / Latino 15% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 4%
• Common ancestry: Lithuanian 3% Italian 2% Portuguese 2%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 85% English-only · Spanish 9% German/W. Germanic 1% Korean 1%

Political lean MEDSL · Geary

• 2024 margin: R (+17.6) · D 40.1% · R 57.7% · Other 2.2%
• 2008→2024 swing: -5.2pp toward R · 2008: -12.4pp · 2024: -17.6pp
• All cycles: 2024: R+17.6 2020: R+14.7 2016: R+21.7 2012: R+14.4 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -152.25%
• Current HPI: 137.9936
• Rent YoY: ▲ 6.05%
• Metro: Manhattan, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+5.3% since first listed

7 events — show timeline

• 2026-05-04 Pending — FHAOR as distributed by MLS GRID
• 2026-04-28 Listed $179,900 FHAOR as distributed by MLS GRID
• 2021-09-20 Sold (MLS) — FHAOR as distributed by MLS GRID
• 2021-07-15 Listed $135,000 FHAOR as distributed by MLS GRID
• 2015-03-12 Sold (MLS) — FHAOR as distributed by MLS GRID
• 2014-12-30 Listed $82,450 FHAOR as distributed by MLS GRID
• 2006-10-01 Sold (Public Records) $170,922 Public Records

Property tax history

-0.9%/yr

Latest (2025): $2,534 · +1.0% YoY. Source: county tax records.