102 S Stockton St · Toronto, KS 66777

$15,000

2 bd · 1.0 ba · 946 sqft · SingleFamily public records · 29 Days on market

Built 1950

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you need a get away or headquarters to enjoy Toronto Lake, this might be your property. House needs some attention, but for the price that is to be expected. All the contents of the home stay. There is additional parking east of the house. Could actually park 2 RV or more in the area. There is a small fenced area for a small dog.

Key facts

• Near lake toronto
• Double lot
• Built 1950

Tags

• DOUBLE LOT
• NEAR LAKE TORONTO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($875 rent vs $15k).
• Recommended offer: $15k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#572 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Eureka (rural): math 28% / reading 39% proficiency, ranked #86 of 169 in KS (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 13 units permitted in Woodson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $554 of equity ($104 loan paydown + $450 appreciation (3.0% local appreciation)).
• Woodson County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $14,775 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.83% ✓
• Cap rate: 53.29%
• Cash-on-cash: 167.85%
• DSCR: 8.47
• GRM: 1.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 10.34×
• Total profit: $39,237
• Equity at exit: $6,745

10-year hold

• IRR: —
• Equity multiple: 21.78×
• Total profit: $87,263
• Equity at exit: $10,394

Cash invested: $4,200 (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 66777

• Active inventory: 6
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $875 medium
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $587

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 28%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $15,000 Active 29 DOM
2. 2026-06-17
   days on market $15,000 Active 28 DOM
3. 2026-06-16
   days on market $15,000 Active 27 DOM
4. 2026-06-15
   days on market $15,000 Active 26 DOM
5. 2026-06-13
   days on market $15,000 Active 24 DOM
6. 2026-06-12
   days on market $15,000 Active 23 DOM
7. 2026-06-09
   days on market $15,000 Active 20 DOM
8. 2026-06-08
   days on market $15,000 Active 19 DOM
9. 2026-06-07
   days on market $15,000 Active 18 DOM
10. 2026-06-05
    days on market $15,000 Active 16 DOM
11. 2026-06-04
    days on market $15,000 Active 14 DOM
12. 2026-06-02
    days on market $15,000 Active 13 DOM
13. 2026-06-01
    days on market $15,000 Active 12 DOM
14. 2026-05-31
    days on market $15,000 Active 11 DOM
15. 2026-05-31
    days on market $15,000 Active 10 DOM
16. 2026-05-21
    listed $15,000 Active
17. 2023-12-04
    historical
18. 2022-09-19
    listed $28,000
19. 2022-07-05
    soldstatus 334-char remark

    Show marketing remark (334 chars)

    If you need a get away or headquarters to enjoy Toronto Lake, this might be your property. House needs some attention, but for the price that is to be expected. All the contents of the home stay. There is additional parking east of the house. Could actually park 2 RV or more in the area. There is a small fenced area for a small dog.

20. 2022-05-25
    listed $15,000 334-char remark

    Show marketing remark (334 chars)

    If you need a get away or headquarters to enjoy Toronto Lake, this might be your property. House needs some attention, but for the price that is to be expected. All the contents of the home stay. There is additional parking east of the house. Could actually park 2 RV or more in the area. There is a small fenced area for a small dog.

21. 1996-09-01
    soldstatus $18,000
22. 1988-06-01
    soldstatus $3,900

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,498
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$436
• Taxable income: $7,242
• Est. tax owed @ 24.0%: −$1,738
• After-tax cash flow: $5,312/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: Eureka
• NCES district ID: 2006120
• Math proficiency: 28% ▼ -1.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $37,104
• Composite: 27.83/100
• National rank: #6885
• State rank: #86 of 169 in KS

Livability — Toronto

• Score: 55/100
• State rank: #572
• US rank: #23538

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Toronto, KS
• Population (ZIP): 568

Population outlook (Woodson County) Hauer SSP2

• Today (2025): 2,847 people
• By 2030: 2,764 · -2.9%
• By 2040: 2,567 · -9.8%
• By 2050: 2,465 · -13.4%
• By 2075: 2,605 · -8.5%
• By 2100: 2,612 · -8.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 9% Native American 5% Hispanic / Latino 2%
• Common ancestry: Polish 2% Italian 2% Portuguese 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Woodson

• 2024 margin: Solid R (+61.3) · D 18.7% · R 80.0% · Other 1.3%
• 2008→2024 swing: -27.3pp toward R · 2008: -34.0pp · 2024: -61.3pp
• All cycles: 2024: R+61.3 2020: R+60.6 2016: R+55.9 2012: R+45.5 2008: R+34.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+284.6% since first listed

7 events — show timeline

• 2026-05-21 Listed $15,000 FSBO.com
• 2023-12-04 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-09-19 Listed $28,000 Heartland MLS as Distributed by MLS Grid
• 2022-07-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-05-25 Listed $15,000 Heartland MLS as Distributed by MLS Grid
• 1996-09-01 Sold (Public Records) $18,000 Public Records
• 1988-06-01 Sold (Public Records) $3,900 Public Records