910 Texas Ave · Baxter Springs, KS 66713

$129,900

5 bd · 3.0 ba · 1,728 sqft · Manufactured public records · 10 Days on market

Built 2000 0.30 ac lot

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Why this score? — see what drove the C 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 +24.6/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.3 acre lot
• Garage
• Built 2000

Property features AI

Exterior

• Parking: Detached 1-car garage; Additional 1-car detached garage parking
• Utilities: Public sewer
• Home design: Single-family residence (freestanding); Double wide mobile home
• Construction: Metal roof
• Exterior features: Deck; Corner lot

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pump heating; Central cooling
• Interior features: Walk-in closets; Crawl space basement

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).

Location & tenants

• Location reads 75/100 on livability (#63 in KS, #3,952 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools F, amenities F.
• Baxter Springs (town): math 31% / reading 39% proficiency, ranked #64 of 169 in KS (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 54 active listings in the ZIP; 17 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cherokee County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $28k; list at $130k implies a 372% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.85%
• DSCR: 1.39
• GRM: 8.1

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-4,011
• Equity at exit: $19,369

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $18,321
• Equity at exit: $11,231

Cash invested: $36,372 (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 66713

• Home prices YoY: -17.7%
• Active inventory: 54
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$56 /mo · $670/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $268

Break-even live

Break-even rent $1,001

Max offer price $129,900

Occupancy floor 75%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $129,900 Active 10 DOM
2. 2026-06-17
   days on market $129,900 Active 9 DOM
3. 2026-06-16
   days on market $129,900 Active 8 DOM
4. 2026-06-15
   days on market $129,900 Active 7 DOM
5. 2026-06-13
   days on market $129,900 Active 5 DOM
6. 2026-06-12
   days on market $129,900 Active 4 DOM
7. 2026-06-09
   listed $129,900 Active 1 DOM

ⓘ 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: $670 · $56/mo
• Projected year-2 tax: $1,832 · $153/mo
• Expected delta: +$1,162/yr (+$97/mo · 173.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,092
• − Mortgage interest: −$7,276
• − Property taxes: −$670
• − Insurance: −$650
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$3,779
• Taxable income: $1,142
• Est. tax owed @ 24.0%: −$274
• After-tax cash flow: $2,945/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: Baxter Springs
• NCES district ID: 2003810
• Math proficiency: 31% ▼ -1.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $40,038
• Composite: 29.37/100
• National rank: #6529
• State rank: #64 of 169 in KS

Livability — Baxter Springs

• Score: 75/100
• State rank: #63
• US rank: #3952

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baxter Springs, KS
• Population (ZIP): 5,560

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 18,848 people
• By 2030: 17,862 · -5.2%
• By 2040: 15,850 · -15.9%
• By 2050: 13,915 · -26.2%
• By 2075: 10,102 · -46.4%
• By 2100: 6,977 · -63.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 4% Native American 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Scotch-Irish 6% Slovak 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+52.9) · D 22.6% · R 75.5% · Other 1.9%
• 2008→2024 swing: -29.2pp toward R · 2008: -23.7pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+49.9 2016: R+48.4 2012: R+29.5 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.71%
• Current HPI: 175.5431
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+371.5% since first listed

3 events — show timeline

• 2026-06-05 Listed $129,900 OGAR
• 2004-05-01 Sold (Public Records) — Public Records
• 1989-03-01 Sold (Public Records) $27,548 Public Records

Property tax history

+19.0%/yr

Latest (2025): $670 · -30.7% YoY. Source: county tax records.