905 Pine St · La Crosse, KS 67548

$100,000

3 bd · 2.0 ba · 2,324 sqft · SingleFamily public records · 142 Days on market

Built 1872 0.34 ac lot

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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 +26.3/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• 1% rule +7.0/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Pocket doors
• Oversized kitchen
• Large living room

Tags

• ORIGINAL WOODEN FLOORS
• INTRICATE WOOD TRIM
• POCKET DOORS
• LARGE LIVING ROOM
• MASSIVE FORMAL DINING ROOM
• OVERSIZED KITCHEN

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public sewer available
• Home design: Single-family onsite-built property
• Construction: Cellar foundation
• Exterior features: One-and-one-half level home; Other roof

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Fireplace(s); Natural gas heating; Electric heating; Other cooling
• Interior features: Main-floor laundry; Cellar basement
• Laundry & utility: Laundry located on main floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#143 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: employment D, amenities F, commute F.
• Lacrosse (rural): math 25% / reading 30% proficiency, ranked #209 of 280 in KS (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: La Crosse Elementary (math 42% / reading 47%, grade F, #228 of 684 statewide, top 38%, 143 students, 48% FRL); La Crosse Middle School (math 15% / reading 24%, grade F, #149 of 219 statewide, top 69%, 48 students, 52% FRL); La Crosse High (math 10% / reading 10%, grade F, #289 of 327 statewide, top 93%, 101 students, 46% FRL).
• Market conditions: 9 active listings in the ZIP; 1 units permitted in Rush County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($691 loan paydown + $5k appreciation (4.7% local appreciation)).
• Rush County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $50k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1872 — expect roof / HVAC / electrical / plumbing capex.
• 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1872 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.20% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.13%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.34×
• Total profit: $37,631
• Equity at exit: $54,562

10-year hold

• IRR: 21.5%
• Equity multiple: 4.59×
• Total profit: $100,484
• Equity at exit: $92,470

Cash invested: $28,000 (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 67548

• Home prices YoY: 2.6%
• Active inventory: 9
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $260

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 73%

Sensitivity live

Price	-10% $329	-5% $294	+0% $260	+5% $225	+10% $191
Rent	-10% $165	-5% $212	+0% $260	+5% $307	+10% $355
Rate	-1.0pp $310	-0.5pp $285	base $260	+0.5pp $234	+1.0pp $207

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $100,000 Active 142 DOM
2. 2026-06-18
   days on market $100,000 Active 141 DOM
3. 2026-06-17
   days on market $100,000 Active 140 DOM
4. 2026-06-16
   days on market $100,000 Active 139 DOM
5. 2026-06-15
   days on market $100,000 Active 138 DOM
6. 2026-06-14
   days on market $100,000 Active 136 DOM
7. 2026-06-12
   days on market $100,000 Active 135 DOM
8. 2026-06-09
   days on market $100,000 Active 132 DOM
9. 2026-06-08
   days on market $100,000 Active 131 DOM
10. 2026-06-07
    days on market $100,000 Active 130 DOM
11. 2026-06-05
    days on market $100,000 Active 128 DOM
12. 2026-06-02
    days on market $100,000 Active 125 DOM
13. 2026-06-01
    days on market $100,000 Active 124 DOM
14. 2026-05-31
    days on market $100,000 Active 123 DOM
15. 2026-05-30
    days on market $100,000 Active 122 DOM
16. 2026-03-24
    price $100,000
17. 2026-02-14
    price $125,000
18. 2026-01-27
    listed $150,000 Active
19. 2013-08-19
    listed $17,000
20. 2002-11-01
    soldstatus $75,000

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,443
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$2,909
• Taxable income: $1,622
• Est. tax owed @ 24.0%: −$389
• After-tax cash flow: $2,728/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: Lacrosse
• NCES district ID: 2008220
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $39,479
• Composite: 26.05/100
• National rank: #12735
• State rank: #209 of 280 in KS

Livability — La Crosse

• Score: 71/100
• State rank: #143
• US rank: #6988

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Crosse, KS
• Population (ZIP): 1,290

Population outlook (Rush County) Hauer SSP2

• Today (2025): 2,979 people
• By 2030: 2,889 · -3.0%
• By 2040: 2,706 · -9.2%
• By 2050: 2,568 · -13.8%
• By 2075: 2,417 · -18.9%
• By 2100: 2,127 · -28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 12% Hispanic / Latino 7% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 5% Iranian 4% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 3% German/W. Germanic 2% Other Indo-European 2%

Political lean MEDSL · Rush

• 2024 margin: Solid R (+65.4) · D 16.4% · R 81.9% · Other 1.7%
• 2008→2024 swing: -25.0pp toward R · 2008: -40.5pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+64.9 2016: R+64.5 2012: R+51.0 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.65%
• Current HPI: 184.6234
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+33.3% since first listed

5 events — show timeline

• 2026-03-24 Price Changed $100,000 SCKMLS as Distributed by MLS Grid
• 2026-02-14 Price Changed $125,000 SCKMLS as Distributed by MLS Grid
• 2026-01-27 Listed $150,000 SCKMLS as Distributed by MLS Grid
• 2013-08-19 Listed $17,000 SCKMLS as Distributed by MLS Grid
• 2002-11-01 Sold (Public Records) $75,000 Public Records