230 E Prairie Ave · Girard, KS 66743

$51,900

3 bd · 2.0 ba · 1,510 sqft · SingleFamily public records · 53 Days on market

Built 1920 0.26 ac lot $34/sqft · 59% below area

---

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
• Appreciation +6.8/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming 3-bedroom, 2-bathroom two-story home in Girard, Kansas offers a fantastic opportunity for investors or buyers looking to add value. With a spacious layout and solid structure, this property is full of potential. The home features generous living areas, a functional floor plan, and ample natural light throughout. Its two-story design provides separation between living and sleeping spaces, making it ideal for families or tenants. With the right updates and personal touches, this property could be transformed into a highly desirable residence. Situated in a quiet community, the home benefits from small-town charm while still offering convenient access to local amenities and schools. Whether you're looking to expand your investment portfolio or take on your next project, this property presents a promising opportunity with strong upside potential.

Key facts

• 0.26 acre lot
• Garage
• Listed 52 days

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Attached property; 2 stories
• Construction: Vinyl siding; Composition roof; Approximate living area 1,510 (above grade); Home age: 101 years or more
• Exterior features: Not in a flood plain; Lot is approximately 0.26 acres

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; One fireplace (1 total) noted in the home
• Heating & cooling: Electric heating; Electric cooling (has cooling)
• Interior features: Includes 3 total rooms; Full basement (other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $50k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#185 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, schools D+, amenities F.
• Girard (town): math 32% / reading 44% proficiency, ranked #44 of 169 in KS (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 65 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($359 loan paydown + $2k appreciation (3.7% local appreciation)).
• At projected returns (3.7% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.
• Current owner paid $30k; list at $52k implies a 73% 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 $50,343 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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. 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: 2.01% ✓
• Cap rate: 17.15%
• Cash-on-cash: 38.77%
• DSCR: 2.73
• GRM: 4.2

CMA / ARV

• ARV (median comp): $126,581
• List price: $51,900
• Delta: -59.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 W Buffalo St	0.25mi	2/1.0 (-1)	1,376 (-9%)	10mo	$135,000	$98	57
510 S Carbon St	0.48mi	3/2.0	1,456 (-4%)	20mo	$110,000	$76	55
512 W Wilson N/A	0.71mi	3/2.0	1,568 (+4%)	13mo	$174,500	$111	50
200 W Lexington St	0.60mi	3/2.0	1,719 (+14%)	3mo	$245,000	$143	46
101 N Western Ave	0.66mi	3/1.0	1,483 (-2%)	21mo	$129,900	$88	45
113 Josie St	0.64mi	2/1.0 (-1)	1,518 (+0%)	21mo	$165,000	$109	42
409 N Ozark St	0.41mi	3/2.0	1,296 (-14%)	19mo	$47,900	$37	41

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

Projected returns pro-forma

3.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.3%
• Equity multiple: 3.62×
• Total profit: $38,086
• Equity at exit: $25,377

10-year hold

• IRR: 44.4%
• Equity multiple: 7.29×
• Total profit: $91,393
• Equity at exit: $40,776

Cash invested: $14,532 (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 66743

• Home prices YoY: 1.9%
• Active inventory: 15
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,042 medium
• Mortgage (P&I): −$272
• Tax from tax record: −$60 /mo · $715/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $470

Break-even live

Break-even rent $447

Max offer price $51,900

Occupancy floor 50%

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: $12,975
• Closing costs: $1,557
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $51,900 Active 53 DOM
2. 2026-06-18
   days on market $51,900 Active 52 DOM
3. 2026-06-17
   days on market $51,900 Active 51 DOM
4. 2026-06-16
   days on market $51,900 Active 50 DOM
5. 2026-06-15
   days on market $51,900 Active 49 DOM
6. 2026-06-14
   days on market $51,900 Active 47 DOM
7. 2026-06-12
   days on market $51,900 Active 46 DOM
8. 2026-06-09
   days on market $51,900 Active 43 DOM
9. 2026-06-08
   days on market $51,900 Active 42 DOM
10. 2026-06-07
    days on market $51,900 Active 41 DOM
11. 2026-06-05
    days on market $51,900 Active 39 DOM
12. 2026-06-03
    days on market $51,900 Active 37 DOM
13. 2026-06-02
    days on market $51,900 Active 36 DOM
14. 2026-06-01
    days on market $51,900 Active 35 DOM
15. 2026-05-31
    days on market $51,900 Active 34 DOM
16. 2026-05-30
    days on market $51,900 Active 33 DOM
17. 2026-04-27
    listed $51,900 Active 868-char remark

    Show marketing remark (868 chars)

    This charming 3-bedroom, 2-bathroom two-story home in Girard, Kansas offers a fantastic opportunity for investors or buyers looking to add value. With a spacious layout and solid structure, this property is full of potential. The home features generous living areas, a functional floor plan, and ample natural light throughout. Its two-story design provides separation between living and sleeping spaces, making it ideal for families or tenants. With the right updates and personal touches, this property could be transformed into a highly desirable residence. Situated in a quiet community, the home benefits from small-town charm while still offering convenient access to local amenities and schools. Whether you're looking to expand your investment portfolio or take on your next project, this property presents a promising opportunity with strong upside potential.

18. 2026-04-27
    listed $51,900 Active 868-char remark

    Show marketing remark (868 chars)

    This charming 3-bedroom, 2-bathroom two-story home in Girard, Kansas offers a fantastic opportunity for investors or buyers looking to add value. With a spacious layout and solid structure, this property is full of potential. The home features generous living areas, a functional floor plan, and ample natural light throughout. Its two-story design provides separation between living and sleeping spaces, making it ideal for families or tenants. With the right updates and personal touches, this property could be transformed into a highly desirable residence. Situated in a quiet community, the home benefits from small-town charm while still offering convenient access to local amenities and schools. Whether you're looking to expand your investment portfolio or take on your next project, this property presents a promising opportunity with strong upside potential.

19. 2026-04-27
    listed $51,900 Active

    Show marketing remark (868 chars)

    This charming 3-bedroom, 2-bathroom two-story home in Girard, Kansas offers a fantastic opportunity for investors or buyers looking to add value. With a spacious layout and solid structure, this property is full of potential. The home features generous living areas, a functional floor plan, and ample natural light throughout. Its two-story design provides separation between living and sleeping spaces, making it ideal for families or tenants. With the right updates and personal touches, this property could be transformed into a highly desirable residence. Situated in a quiet community, the home benefits from small-town charm while still offering convenient access to local amenities and schools. Whether you're looking to expand your investment portfolio or take on your next project, this property presents a promising opportunity with strong upside potential.

20. 2025-12-31
    historical
21. 2025-11-12
    price $45,000
22. 2025-09-23
    price $49,900
23. 2025-07-22
    price $54,000
24. 2025-06-24
    price $57,000
25. 2025-06-03
    listed $60,000 Active
26. 2021-02-09
    soldstatus
27. 1990-12-01
    soldstatus $30,000

ⓘ 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: $715 · $60/mo
• Projected year-2 tax: $732 · $61/mo
• Expected delta: +$17/yr (+$1/mo · 2.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,499
• − Mortgage interest: −$2,907
• − Property taxes: −$715
• − Insurance: −$260
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$1,510
• Taxable income: $5,108
• Est. tax owed @ 24.0%: −$1,226
• After-tax cash flow: $4,408/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: Girard
• NCES district ID: 2006480
• Math proficiency: 32% ▲ 2.00%
• Reading proficiency: 44% ▲ 4.00%
• Median HH income: $44,262
• Composite: 32.24/100
• National rank: #5769
• State rank: #44 of 169 in KS

Livability — Girard

• Score: 69/100
• State rank: #185
• US rank: #8485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Girard, KS
• Population (ZIP): 4,384

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 (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Lithuanian 4% Slovak 3% Italian 3%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 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: ▲ 3.69%
• Current HPI: 196.0003
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+73.0% since first listed

11 events — show timeline

• 2026-04-27 Listed $51,900 OGAR
• 2026-04-27 Listed $51,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-27 Listed $51,900 SOMO
• 2025-12-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-11-12 Price Changed $45,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-23 Price Changed $49,900 Heartland MLS as Distributed by MLS Grid
• 2025-07-22 Price Changed $54,000 Heartland MLS as Distributed by MLS Grid
• 2025-06-24 Price Changed $57,000 Heartland MLS as Distributed by MLS Grid
• 2025-06-03 Listed $60,000 Heartland MLS as Distributed by MLS Grid
• 2021-02-09 Sold (Public Records) — Public Records
• 1990-12-01 Sold (Public Records) $30,000 Public Records

Property tax history

-1.2%/yr

Latest (2025): $715 · +11.8% YoY. Source: county tax records.