802 N Maple St · Peabody, KS 66866

$39,000

3 bd · 3.0 ba · 1,377 sqft · SingleFamily public records · 18 Days on market

Built 1973 0.34 ac lot ↓ 54% since listing

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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
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Key facts

• Near schools
• Large corner lot
• Full basement

Tags

• LARGE CORNER LOT
• FULL BASEMENT
• NEAR SCHOOLS

Property features AI

Exterior

• Parking: Attached 2-car garage; 2 parking spaces total
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick and Masonite construction; Above-grade finished area: 1,350; Built on full basement
• Exterior features: Composition roof

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Natural gas heating; Central electric air conditioning
• Interior features: Electric range; Refrigerator; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $38k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#217 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Peabody-Burns (rural): math 15% / reading 20% proficiency, ranked #271 of 280 in KS (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Peabody-Burns Elementary (math 24% / reading 24%, grade F, #540 of 684 statewide, top 82%, 117 students, 56% FRL); Peabody-Burns Jr/Sr High School (math 22% / reading 22%, grade F, #165 of 327 statewide, top 55%, 111 students, 51% FRL).
• Market conditions: 4 active listings in the ZIP; 25 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($270 loan paydown + $3k appreciation (6.8% local appreciation)).
• Marion County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,415 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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 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: 2.99% ✓
• Cap rate: 23.59%
• Cash-on-cash: 61.76%
• DSCR: 3.75
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.5%
• Equity multiple: 5.48×
• Total profit: $48,955
• Equity at exit: $26,459

10-year hold

• IRR: 66.9%
• Equity multiple: 11.60×
• Total profit: $115,723
• Equity at exit: $49,756

Cash invested: $10,920 (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 66866

• Home prices YoY: 3.4%
• Active inventory: 4
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,168 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$140 /mo · $1,678/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $562

Break-even live

Break-even rent $456

Max offer price $39,000

Occupancy floor 47%

Sensitivity live

Price	-10% $584	-5% $573	+0% $562	+5% $551	+10% $540
Rent	-10% $470	-5% $516	+0% $562	+5% $608	+10% $654
Rate	-1.0pp $582	-0.5pp $572	base $562	+0.5pp $552	+1.0pp $542

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-16
   status Pending
2. 2026-04-28
   listed $39,000 Active
3. 1996-06-01
   soldstatus $83,900

ⓘ 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: $1,678 · $140/mo
• Projected year-2 tax: $1,678 · $140/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,015
• − Mortgage interest: −$2,185
• − Property taxes: −$1,678
• − Insurance: −$195
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$1,135
• Taxable income: $6,580
• Est. tax owed @ 24.0%: −$1,579
• After-tax cash flow: $5,165/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: Peabody-Burns
• NCES district ID: 2010590
• Math proficiency: 15% ▲ 5.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $44,935
• Composite: 18.69/100
• National rank: #14010
• State rank: #271 of 280 in KS

Livability — Peabody

• Score: 68/100
• State rank: #217
• US rank: #9577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peabody, KS
• City population: 1,714
• Population (ZIP): 1,714

Population outlook (Marion County) Hauer SSP2

• Today (2025): 11,315 people
• By 2030: 10,852 · -4.1%
• By 2040: 9,989 · -11.7%
• By 2050: 9,375 · -17.1%
• By 2075: 8,969 · -20.7%
• By 2100: 9,019 · -20.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 4% Iranian 3% Scotch-Irish 1%
• Foreign-born: 0% · Canada
• Languages at home: 95% English-only · Vietnamese 4% Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+49.1) · D 24.3% · R 73.5% · Other 2.2%
• 2008→2024 swing: -10.2pp toward R · 2008: -38.9pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+48.8 2016: R+50.3 2012: R+46.5 2008: R+38.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.78%
• Current HPI: 205.822
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-53.5% since first listed

3 events — show timeline

• 2026-05-16 Pending — MKMLS as distributed by MLS GRID
• 2026-04-28 Listed $39,000 MKMLS as distributed by MLS GRID
• 1996-06-01 Sold (Public Records) $83,900 Public Records

Property tax history

-5.2%/yr

Latest (2025): $1,678 · +0.2% YoY. Source: county tax records.