704 Pine St · Pleasanton, KS 66075

$25,000

3 bd · 1.0 ba · 552 sqft · Manufactured public records · 120 Days on market

Built 1972 0.32 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Pleasanton, KS Fixer-upper on a corner level lot with multiple mature hardwood shade trees. This manufactured home has received multiple stick frame additions through the years, including a 2 bay open lean-to garage, a metal roof, and more. The water meter is City of Pleasanton.

Key facts

• Metal roof
• Corner level lot
• 0.32 acre lot

Tags

• CORNER LEVEL LOT
• MATURE HARDWOOD SHADE TREES
• 2 BAY OPEN LEAN-TO GARAGE
• METAL ROOF

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Detached garage (garage present)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Mobile/manufactured home
• Construction: Vinyl siding; Metal roof
• Exterior features: Deck; City limits / city lot; Corner lot; Paved road access with public maintenance

Interior

• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: No listed heating; Has cooling
• Interior features: Crawl space basement; Fireplace in the family room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($933 rent vs $25k).
• Recommended offer: $23k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#360 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools F, amenities F.
• Pleasanton (rural): math 25% / reading 20% proficiency, ranked #253 of 280 in KS (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 32 active listings in the ZIP; 97 units permitted in Linn County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($173 loan paydown + $2k appreciation (8.8% local appreciation)).
• At projected returns (8.8% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $5k; list at $25k implies a 400% gain — meaningful room to come down on a strong offer.

Recommended offer $22,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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 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?
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: 3.73% ✓
• Cap rate: 33.39%
• Cash-on-cash: 96.76%
• DSCR: 5.31
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.80×
• Total profit: $47,619
• Equity at exit: $20,437

10-year hold

• IRR: —
• Equity multiple: 16.94×
• Total profit: $111,610
• Equity at exit: $42,028

Cash invested: $7,000 (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 66075

• Home prices YoY: 2.8%
• Active inventory: 32
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $933 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $564

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 35%

Sensitivity live

Price	-10% $582	-5% $573	+0% $564	+5% $556	+10% $547
Rent	-10% $491	-5% $528	+0% $564	+5% $601	+10% $638
Rate	-1.0pp $577	-0.5pp $571	base $564	+0.5pp $558	+1.0pp $551

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $25,000 Active 120 DOM
2. 2026-06-18
   days on market $25,000 Active 118 DOM
3. 2026-06-17
   days on market $25,000 Active 117 DOM
4. 2026-06-16
   days on market $25,000 Active 116 DOM
5. 2026-06-15
   days on market $25,000 Active 115 DOM
6. 2026-06-13
   days on market $25,000 Active 113 DOM
7. 2026-06-12
   days on market $25,000 Active 112 DOM
8. 2026-06-09
   days on market $25,000 Active 109 DOM
9. 2026-06-08
   days on market $25,000 Active 108 DOM
10. 2026-06-07
    days on market $25,000 Active 107 DOM
11. 2026-06-05
    days on market $25,000 Active 105 DOM
12. 2026-06-04
    days on market $25,000 Active 103 DOM
13. 2026-06-02
    days on market $25,000 Active 102 DOM
14. 2026-06-01
    days on market $25,000 Active 101 DOM
15. 2026-05-31
    days on market $25,000 Active 100 DOM
16. 2026-05-31
    days on market $25,000 Active 99 DOM
17. 2026-02-20
    listed $25,000 Active
18. 1986-08-01
    soldstatus $5,000

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $11,198
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$727
• Taxable income: $6,779
• Est. tax owed @ 24.0%: −$1,627
• After-tax cash flow: $5,146/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: Pleasanton
• NCES district ID: 2010770
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 20% ▲ 5.00%
• Median HH income: $39,830
• Composite: 22.17/100
• National rank: #13519
• State rank: #253 of 280 in KS

Livability — Pleasanton

• Score: 62/100
• State rank: #360
• US rank: #16295

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasanton, KS
• Population (ZIP): 2,305

Population outlook (Linn County) Hauer SSP2

• Today (2025): 9,581 people
• By 2030: 9,574 · -0.1%
• By 2040: 9,550 · -0.3%
• By 2050: 9,483 · -1.0%
• By 2075: 9,510 · -0.7%
• By 2100: 8,873 · -7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Linn

• 2024 margin: Solid R (+64.6) · D 17.0% · R 81.6% · Other 1.4%
• 2008→2024 swing: -28.6pp toward R · 2008: -36.0pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+62.8 2016: R+62.1 2012: R+45.9 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.84%
• Current HPI: 327.2567
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+400.0% since first listed

2 events — show timeline

• 2026-02-20 Listed $25,000 Heartland MLS as Distributed by MLS Grid
• 1986-08-01 Sold (Public Records) $5,000 Public Records