5 & 9 Walnut Dr · Mound City, KS 66056

$69,900

2 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 150 Days on market

Built 1998 0.42 ac lot $33/mo HOA · 3% 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
• DSCR +10.0/10.0
• Appreciation +9.6/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Octagon cabin Sugar Valley Lake, home located on 2 level lots, treed, cabin has electricity & holding tank, interior ready to finish, close to Dam & swimming area yet secluded from traffic. golf, fish & swim, boat.

Key facts

• 0.42 acre lot
• Built 1998
• Listed 150 days

Property features AI

Finance

• Other: Lot size approximately 18,200 square feet
• HOA & community: Homeowners association with an annual fee of $400; No maintenance provided

Exterior

• Parking: Off-street parking
• Utilities: Other water source; Other sewer
• Home design: Single-family residence; Residential property; One-story (above grade living area 1,148)
• Construction: Frame construction; Composition roof; Built approximately 21–30 years ago
• Exterior features: Level lot; Not in a flood plain

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Slab foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#339 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools D+, crime F, amenities F.
• Jayhawk (rural): math 32% / reading 30% proficiency, ranked #95 of 169 in KS (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 97 units permitted in Linn County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $6k appreciation (9.2% local appreciation)).
• At projected returns (9.2% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $9k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.44% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.96%
• DSCR: 1.75
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $285,852
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Bobcat Dr	0.67mi	2/1.0	1,120 (-2%)	3mo	$237,500	$212	62
9 Sugar Lake Ter	0.35mi	2/2.0	1,120 (-2%)	24mo	$279,000	$249	56
58 E Sugar Lake Cv	0.45mi	2/1.0	1,008 (-12%)	3mo	$299,600	$297	56
1 Walleye Dr	0.67mi	1/2.0 (-1)	1,196 (+4%)	23mo	$100,000	$84	34

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

Projected returns pro-forma

9.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.4%
• Equity multiple: 3.65×
• Total profit: $51,848
• Equity at exit: $58,849

10-year hold

• IRR: 30.9%
• Equity multiple: 8.05×
• Total profit: $138,058
• Equity at exit: $122,765

Cash invested: $19,572 (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 66056

• Home prices YoY: 2.4%
• Active inventory: 53
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,003 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$33
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $277

Break-even live

Break-even rent $653

Max offer price $69,900

Occupancy floor 67%

Sensitivity live

Price	-10% $325	-5% $301	+0% $277	+5% $252	+10% $228
Rent	-10% $197	-5% $237	+0% $277	+5% $316	+10% $356
Rate	-1.0pp $312	-0.5pp $294	base $277	+0.5pp $259	+1.0pp $240

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: electric

Listing history 23 events

1. 2026-06-21
   days on market $69,900 Active 150 DOM
2. 2026-06-18
   days on market $69,900 Active 148 DOM
3. 2026-06-17
   days on market $69,900 Active 147 DOM
4. 2026-06-16
   days on market $69,900 Active 146 DOM
5. 2026-06-15
   days on market $69,900 Active 145 DOM
6. 2026-06-13
   days on market $69,900 Active 143 DOM
7. 2026-06-12
   days on market $69,900 Active 142 DOM
8. 2026-06-09
   days on market $69,900 Active 139 DOM
9. 2026-06-08
   days on market $69,900 Active 138 DOM
10. 2026-06-07
    days on market $69,900 Active 137 DOM
11. 2026-06-05
    days on market $69,900 Active 135 DOM
12. 2026-06-04
    days on market $69,900 Active 133 DOM
13. 2026-06-02
    days on market $69,900 Active 132 DOM
14. 2026-06-01
    days on market $69,900 Active 131 DOM
15. 2026-05-31
    days on market $69,900 Active 130 DOM
16. 2026-05-31
    days on market $69,900 Active 129 DOM
17. 2026-03-20
    price $69,900
18. 2026-01-21
    listed $78,900 Active
19. 2023-07-24
    soldstatus Closed 233-char remark

    Show marketing remark (233 chars)

    Octagon cabin Sugar Valley Lake, home located on 2 level lots, treed, cabin has electricity & holding tank, interior ready to finish, close to Dam & swimming area yet secluded from traffic. golf, fish & swim, boat.

20. 2023-07-17
    status Pending 233-char remark

    Show marketing remark (233 chars)

    Octagon cabin Sugar Valley Lake, home located on 2 level lots, treed, cabin has electricity & holding tank, interior ready to finish, close to Dam & swimming area yet secluded from traffic. golf, fish & swim, boat.

21. 2023-06-29
    price $59,900 233-char remark

    Show marketing remark (233 chars)

    Octagon cabin Sugar Valley Lake, home located on 2 level lots, treed, cabin has electricity & holding tank, interior ready to finish, close to Dam & swimming area yet secluded from traffic. golf, fish & swim, boat.

22. 2023-06-13
    listed $69,900 Active 233-char remark

    Show marketing remark (233 chars)

    Octagon cabin Sugar Valley Lake, home located on 2 level lots, treed, cabin has electricity & holding tank, interior ready to finish, close to Dam & swimming area yet secluded from traffic. golf, fish & swim, boat.

23. 1997-05-01
    soldstatus

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

Taxation est. · year 1

• Rental income: $12,041
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$963
• − Management: −$963
• − HOA: −$396
• − Depreciation: −$2,033
• Taxable income: $2,371
• Est. tax owed @ 24.0%: −$569
• After-tax cash flow: $2,750/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: Jayhawk
• NCES district ID: 2007750
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $42,226
• Composite: 26.3/100
• National rank: #7244
• State rank: #95 of 169 in KS

Livability — Mound City

• Score: 63/100
• State rank: #339
• US rank: #15276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,428

Population outlook (Linn County) Hauer SSP2

• Today (2025): 9,581 people
• By 2030: 9,574 · -0.1%
• By 2040: 9,550 · -0.3%
• By 2050: 9,483 · -1.0%
• By 2075: 9,510 · -0.7%
• By 2100: 8,873 · -7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Linn

• 2024 margin: Solid R (+64.6) · D 17.0% · R 81.6% · Other 1.4%
• 2008→2024 swing: -28.6pp toward R · 2008: -36.0pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+62.8 2016: R+62.1 2012: R+45.9 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.18%
• Current HPI: 397.2471
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

7 events — show timeline

• 2026-03-20 Price Changed $69,900 Heartland MLS as Distributed by MLS Grid
• 2026-01-21 Listed $78,900 Heartland MLS as Distributed by MLS Grid
• 2023-07-24 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-07-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-06-29 Price Changed $59,900 Heartland MLS as Distributed by MLS Grid
• 2023-06-13 Listed $69,900 Heartland MLS as Distributed by MLS Grid
• 1997-05-01 Sold (Public Records) — Public Records