201 Ricky Rd · Brookville, KS 67425

$80,000

1 bd · None ba · 924 sqft · Other public records · 61 Days on market

Built 2022 2.50 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 +21.8/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2.5 Acres of summer chill opportunity 3 miles North of Kanopolis Lake with strong short-term rental or weekend retreat potential! This “as-is” property is mid-project and ready for a buyer with vision to bring it across the finish line. Layout allows for 1 bedroom, 1 bathroom, plus up to three loft-style sleeping areas for added capacity. Basement under the addition offers extra storage, washer/dryer and mechanical space. Key infrastructure has been started: septic system installed, water already ran to the home, and electrical ready to be connected. Fixtures are on site but not installed including HVAC unit. A large outbuilding adds value and could be finished for storage, workshop, or recreational use. Ideal setup for an Airbnb, hunting getaway, or private lake retreat just minutes from Kanopolis Lake access. Property will not qualify for traditional financing in current condition. Bring your tools and imagination. Seller is motivated!

Key facts

• 2.5 acre lot
• Garage
• Built 2022

Property features AI

Exterior

• Parking: RV access/parking
• Utilities: Propane service; Rural water; Septic tank
• Home design: Single-family onsite-built home
• Construction: Partial foundation with day-light exposure
• Exterior features: One-and-a-half story layout; Metal roof

Interior

• Heating & cooling: Forced air heating (propane); Central electric air conditioning
• Interior features: Unfinished daylight basement; No built-in cooling-only central air with electric components; Forced air heating with propane
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($857 rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#408 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety D+, schools F, crime F.
• Smoky Valley (town): math 29% / reading 40% proficiency, ranked #58 of 169 in KS (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 6 active listings in the ZIP; 2 units permitted in Ellsworth County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($553 loan paydown + $5k appreciation (6.4% local appreciation)).
• At projected returns (6.4% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, 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 61 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $80k implies a 662% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 1.07% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 2.48×
• Total profit: $33,097
• Equity at exit: $52,520

10-year hold

• IRR: 20.6%
• Equity multiple: 5.05×
• Total profit: $90,700
• Equity at exit: $97,229

Cash invested: $22,400 (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 67425

• Home prices YoY: 4.1%
• Active inventory: 6
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $857 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $124

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 81%

Sensitivity live

Price	-10% $179	-5% $152	+0% $124	+5% $96	+10% $69
Rent	-10% $56	-5% $90	+0% $124	+5% $158	+10% $192
Rate	-1.0pp $164	-0.5pp $144	base $124	+0.5pp $103	+1.0pp $82

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-09
   status $80,000 Pending 61 DOM
2. 2026-06-08
   days on market $80,000 Active 61 DOM
3. 2026-06-07
   days on market $80,000 Active 60 DOM
4. 2026-06-02
   days on market $80,000 Active 55 DOM
5. 2026-06-01
   days on market $80,000 Active 54 DOM
6. 2026-05-31
   days on market $80,000 Active 53 DOM
7. 2026-05-30
   days on market $80,000 Active 52 DOM
8. 2026-04-28
   price $80,000 963-char remark

   Show marketing remark (963 chars)

   2.5 Acres of summer chill opportunity 3 miles North of Kanopolis Lake with strong short-term rental or weekend retreat potential! This “as-is” property is mid-project and ready for a buyer with vision to bring it across the finish line. Layout allows for 1 bedroom, 1 bathroom, plus up to three loft-style sleeping areas for added capacity. Basement under the addition offers extra storage, washer/dryer and mechanical space. Key infrastructure has been started: septic system installed, water already ran to the home, and electrical ready to be connected. Fixtures are on site but not installed including HVAC unit. A large outbuilding adds value and could be finished for storage, workshop, or recreational use. Ideal setup for an Airbnb, hunting getaway, or private lake retreat just minutes from Kanopolis Lake access. Property will not qualify for traditional financing in current condition. Bring your tools and imagination. Seller is motivated!

9. 2026-04-28
   price $80,000

   Show marketing remark (963 chars)

   2.5 Acres of summer chill opportunity 3 miles North of Kanopolis Lake with strong short-term rental or weekend retreat potential! This “as-is” property is mid-project and ready for a buyer with vision to bring it across the finish line. Layout allows for 1 bedroom, 1 bathroom, plus up to three loft-style sleeping areas for added capacity. Basement under the addition offers extra storage, washer/dryer and mechanical space. Key infrastructure has been started: septic system installed, water already ran to the home, and electrical ready to be connected. Fixtures are on site but not installed including HVAC unit. A large outbuilding adds value and could be finished for storage, workshop, or recreational use. Ideal setup for an Airbnb, hunting getaway, or private lake retreat just minutes from Kanopolis Lake access. Property will not qualify for traditional financing in current condition. Bring your tools and imagination. Seller is motivated!

10. 2026-04-08
    listed $85,000 Active 963-char remark

    Show marketing remark (963 chars)

    2.5 Acres of summer chill opportunity 3 miles North of Kanopolis Lake with strong short-term rental or weekend retreat potential! This “as-is” property is mid-project and ready for a buyer with vision to bring it across the finish line. Layout allows for 1 bedroom, 1 bathroom, plus up to three loft-style sleeping areas for added capacity. Basement under the addition offers extra storage, washer/dryer and mechanical space. Key infrastructure has been started: septic system installed, water already ran to the home, and electrical ready to be connected. Fixtures are on site but not installed including HVAC unit. A large outbuilding adds value and could be finished for storage, workshop, or recreational use. Ideal setup for an Airbnb, hunting getaway, or private lake retreat just minutes from Kanopolis Lake access. Property will not qualify for traditional financing in current condition. Bring your tools and imagination. Seller is motivated!

11. 2026-04-08
    listed $85,000 Active

    Show marketing remark (963 chars)

    2.5 Acres of summer chill opportunity 3 miles North of Kanopolis Lake with strong short-term rental or weekend retreat potential! This “as-is” property is mid-project and ready for a buyer with vision to bring it across the finish line. Layout allows for 1 bedroom, 1 bathroom, plus up to three loft-style sleeping areas for added capacity. Basement under the addition offers extra storage, washer/dryer and mechanical space. Key infrastructure has been started: septic system installed, water already ran to the home, and electrical ready to be connected. Fixtures are on site but not installed including HVAC unit. A large outbuilding adds value and could be finished for storage, workshop, or recreational use. Ideal setup for an Airbnb, hunting getaway, or private lake retreat just minutes from Kanopolis Lake access. Property will not qualify for traditional financing in current condition. Bring your tools and imagination. Seller is motivated!

12. 2025-03-21
    historical
13. 2023-04-03
    listed $85,000
14. 2014-03-28
    soldstatus
15. 2013-10-23
    listed $55,000
16. 1995-09-01
    soldstatus $10,500

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,280
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$822
• − Management: −$822
• − Depreciation: −$2,327
• Taxable income: $227
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $1,432/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: Smoky Valley
• NCES district ID: 2000002
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $53,928
• Composite: 30.27/100
• National rank: #6284
• State rank: #58 of 169 in KS

Livability — Brookville

• Score: 61/100
• State rank: #408
• US rank: #17980

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 593

Population outlook (Ellsworth County) Hauer SSP2

• Today (2025): 6,172 people
• By 2030: 6,115 · -0.9%
• By 2040: 6,002 · -2.8%
• By 2050: 6,064 · -1.7%
• By 2075: 6,342 · +2.8%
• By 2100: 6,304 · +2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 16% Hispanic / Latino 15%
• Hispanic origin (detail): Mexican 9% Salvadoran 1%
• Common ancestry: Italian 2% Iranian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4% Tagalog/Filipino 1%

Political lean MEDSL · Ellsworth

• 2024 margin: Solid R (+52.3) · D 23.1% · R 75.3% · Other 1.6%
• 2008→2024 swing: -12.5pp toward R · 2008: -39.8pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+52.0 2016: R+54.0 2012: R+45.2 2008: R+39.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.44%
• Current HPI: 163.2381
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+661.9% since first listed

9 events — show timeline

• 2026-04-28 Price Changed $80,000 FHAOR as distributed by MLS GRID
• 2026-04-28 Price Changed $80,000 SCKMLS as Distributed by MLS Grid
• 2026-04-08 Listed $85,000 FHAOR as distributed by MLS GRID
• 2026-04-08 Listed $85,000 SCKMLS as Distributed by MLS Grid
• 2025-03-21 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2023-04-03 Listed $85,000 SCKMLS as Distributed by MLS Grid
• 2014-03-28 Sold (MLS) — MKMLS as distributed by MLS GRID
• 2013-10-23 Listed $55,000 MKMLS as distributed by MLS GRID
• 1995-09-01 Sold (Public Records) $10,500 Public Records