1304 S Little St · Fort Scott, KS 66701

$95,000

4 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 37 Days on market

Built 1977 7,840 sqft lot Est $140k · 32% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This four bedroom, one bath ranch is packed with potential and ready for its next chapter! Whether you’re looking to expand your investment portfolio or tackle your next project, this property offers possibilities to put in some sweat equity and create exactly what you want. The functional Ranch layout, spacious, living areas, solid footprint, outbuildings provide the perfect canvas to bring your vision to life. Conveniently located on a quiet cul-de-sac with easy access to schools, parks, and other local amenities, this is an opportunity to capitalize on!

Key facts

• Quiet cul-de-sac
• Ranch layout
• Outbuildings

Tags

• RANCH LAYOUT
• LIVING AREAS
• OUTBUILDINGS
• QUIET CUL-DE-SAC
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO PARKS

Property features AI

Finance

• HOA & community: No association fees; No community maintenance provided

Exterior

• Parking: Detached parking
• Utilities: City/public water (verify); Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame construction; Composition roof; Built approximately 41–50 years ago
• Exterior features: Lot is approximately 0.18 acres; Flood plain status: unknown

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Partial basement; Ranch floor plan; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 5.0% in Fort Scott — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#259 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D, amenities F, commute F.
• Fort Scott (town): math 19% / reading 28% proficiency, ranked #150 of 169 in KS (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 71 active listings in the ZIP; 5 units permitted in Bourbon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bourbon County population projected at -21% 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.31% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.01%
• DSCR: 1.71
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $140,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1314 S Barbee St	0.09mi	3/1.5 (-1)	1,360 (+1%)	15mo	$79,750	$59	75
1707 Tomahawk Ln	0.39mi	3/2.0 (-1)	1,440 (+7%)	1mo	$187,500	$130	61
817 S Little St	0.40mi	3/1.0 (-1)	1,482 (+10%)	0mo	$145,000	$98	60
726 S Margrave St	0.57mi	3/2.0 (-1)	1,411 (+4%)	4mo	$175,000	$124	54
1809 Richards Rd	0.48mi	4/2.0	1,504 (+11%)	7mo	$205,000	$136	48
624 E 10th St	0.33mi	3/2.0 (-1)	1,199 (-11%)	11mo	$125,000	$104	48
606 S Hill St	0.70mi	3/1.0 (-1)	1,276 (-6%)	8mo	$120,000	$94	47
1324 S Main St	0.57mi	3/1.0 (-1)	1,236 (-8%)	10mo	$129,900	$105	46
1902 Arapahoe Rd	0.57mi	3/2.0 (-1)	1,432 (+6%)	16mo	$189,000	$132	41
705 E National St	0.32mi	3/2.0 (-1)	1,544 (+14%)	15mo	$132,500	$86	40
1428 S Main St	0.58mi	3/1.5 (-1)	1,544 (+14%)	3mo	$72,500	$47	39
813 S National Ave	0.74mi	3/1.0 (-1)	1,496 (+11%)	10mo	$135,000	$90	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 6.9%
• Equity multiple: 1.27×
• Total profit: $7,213
• Equity at exit: $14,165

10-year hold

• IRR: 16.3%
• Equity multiple: 2.33×
• Total profit: $35,396
• Equity at exit: $8,214

Cash invested: $26,600 (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 66701

• Home prices YoY: -10.4%
• Active inventory: 71
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$92 /mo · $1,099/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $355

Break-even live

Break-even rent $797

Max offer price $95,000

Occupancy floor 67%

Sensitivity live

Price	-10% $409	-5% $382	+0% $355	+5% $328	+10% $301
Rent	-10% $256	-5% $306	+0% $355	+5% $404	+10% $453
Rate	-1.0pp $403	-0.5pp $379	base $355	+0.5pp $330	+1.0pp $305

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $95,000 Active 37 DOM
2. 2026-06-18
   days on market $95,000 Active 35 DOM
3. 2026-06-17
   days on market $95,000 Active 34 DOM
4. 2026-06-16
   days on market $95,000 Active 33 DOM
5. 2026-06-15
   days on market $95,000 Active 32 DOM
6. 2026-06-13
   days on market $95,000 Active 30 DOM
7. 2026-06-12
   days on market $95,000 Active 29 DOM
8. 2026-06-09
   days on market $95,000 Active 26 DOM
9. 2026-06-09
   price $95,000 Active 25 DOM
10. 2026-06-08
    days on market $98,000 Active 25 DOM
11. 2026-06-07
    days on market $98,000 Active 24 DOM
12. 2026-06-07
    days on market $98,000 Active 23 DOM
13. 2026-06-04
    days on market $98,000 Active 20 DOM
14. 2026-06-02
    days on market $98,000 Active 19 DOM
15. 2026-06-01
    days on market $98,000 Active 18 DOM
16. 2026-05-31
    days on market $98,000 Active 17 DOM
17. 2026-05-31
    days on market $98,000 Active 16 DOM
18. 2026-05-14
    listed $98,000 Active
19. 2021-08-31
    soldstatus

ⓘ 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: $1,099 · $92/mo
• Projected year-2 tax: $1,340 · $112/mo
• Expected delta: +$240/yr (+$20/mo · 21.9%)

ⓘ 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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,951
• − Mortgage interest: −$5,321
• − Property taxes: −$1,099
• − Insurance: −$475
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$2,764
• Taxable income: $2,900
• Est. tax owed @ 24.0%: −$696
• After-tax cash flow: $3,563/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: Fort Scott
• NCES district ID: 2006180
• Math proficiency: 19% ▼ -3.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $38,034
• Composite: 19.64/100
• National rank: #8741
• State rank: #150 of 169 in KS

Livability — Fort Scott

• Score: 66/100
• State rank: #259
• US rank: #11422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Scott, KS
• Population (ZIP): 11,075

Population outlook (Bourbon County) Hauer SSP2

• Today (2025): 13,761 people
• By 2030: 13,139 · -4.5%
• By 2040: 11,920 · -13.4%
• By 2050: 10,892 · -20.8%
• By 2075: 8,645 · -37.2%
• By 2100: 6,751 · -50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 2% Serbian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Bourbon

• 2024 margin: Solid R (+54.2) · D 22.0% · R 76.1% · Other 1.9%
• 2008→2024 swing: -26.9pp toward R · 2008: -27.2pp · 2024: -54.2pp
• All cycles: 2024: R+54.2 2020: R+52.0 2016: R+50.8 2012: R+33.9 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.03%
• Current HPI: 172.2531
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-14 Listed $98,000 Heartland MLS as Distributed by MLS Grid
• 2021-08-31 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,099 · +13.1% YoY. Source: county tax records.