6 S Holbrook St · Fort Scott, KS 66701

$95,000

3 bd · 1.5 ba · 2,324 sqft · SingleFamily public records · 12 Days on market

Built 1900 9,147 sqft 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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• 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

Investor Special with Great Bones! Bring your vision and creativity to restore this charming home to its full potential. With the possibility of 4 bedrooms and 2 full bathrooms, this property offers plenty of space and opportunity for renovation. Filled with unique character and old-home charm, it features the timeless details that make historic homes so appealing. Whether you're looking for your next investment project, a fix-and-flip opportunity, or a home to customize and make your own, this property is ready for a new chapter. This home is selling "as is". Don't miss the chance to transform this diamond in the rough into something truly special!

Key facts

• 9,147 sq ft lot
• Built 1900
• Listed 12 days

Property features AI

Finance

• Other: Directions available to the property
• HOA & community: No association fees

Exterior

• Parking: Other parking type
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Frame construction; Composition roof; Above-grade living area about 2,324 (public records); Facing/entry details not provided
• Construction: Frame construction; Composition roof; Home over 100 years old
• Exterior features: Lot approximately 0.21 acres (75 x 120)

Interior

• Kitchen: Kitchen; Breakfast room adjacent to the kitchen
• Bedrooms: 3 bedrooms (primarily on the second floor)
• Flooring: Carpet in some upstairs bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Full walk-out basement; 2-story floor plan

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 10.2% vs local median 4.9% 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: 70 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 ~9 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $95k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $95,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.90%
• DSCR: 1.62
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $218,456
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 S Eddy St	0.06mi	4/2.0 (+1)	2,108 (-9%)	0mo	$199,000	$94	74
107 N Eddy St	0.15mi	4/3.0 (+1)	2,589 (+11%)	1mo	$95,000	$37	62
111 N Eddy St	0.15mi	4/2.0 (+1)	1,979 (-15%)	23mo	$50,000	$25	42
739 S National Ave	0.65mi	4/3.0 (+1)	1,992 (-14%)	13mo	$240,000	$120	24

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: 4.1%
• Equity multiple: 1.16×
• Total profit: $4,237
• Equity at exit: $14,165

10-year hold

• IRR: 13.6%
• Equity multiple: 2.09×
• Total profit: $28,974
• 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: 70
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,188 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $308

Break-even live

Break-even rent $798

Max offer price $95,000

Occupancy floor 69%

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 10 events

1. 2026-06-18
   days on market $95,000 Active 12 DOM
2. 2026-06-17
   days on market $95,000 Active 11 DOM
3. 2026-06-16
   days on market $95,000 Active 10 DOM
4. 2026-06-15
   days on market $95,000 Active 9 DOM
5. 2026-06-13
   pricedays on market $95,000 Active 7 DOM
6. 2026-06-12
   days on market $100,000 Active 6 DOM
7. 2026-06-09
   days on market $100,000 Active 3 DOM
8. 2026-06-08
   days on market $100,000 Active 2 DOM
9. 2026-06-07
   remarks 657-char remark
10. 2026-06-07
    listed $100,000 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: $1,114 · $93/mo
• Projected year-2 tax: $1,340 · $112/mo
• Expected delta: +$226/yr (+$19/mo · 20.3%)

ⓘ 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: $14,260
• − Mortgage interest: −$5,321
• − Property taxes: −$1,114
• − Insurance: −$475
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$2,764
• Taxable income: $2,305
• Est. tax owed @ 24.0%: −$553
• After-tax cash flow: $3,145/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

+135.3% since first listed

20 events — show timeline

• 2026-06-06 Listed $100,000 Heartland MLS as Distributed by MLS Grid
• 2023-11-27 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-11-27 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-10-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-09-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-09-28 Listed $118,000 Heartland MLS as Distributed by MLS Grid
• 2023-09-08 Price Changed $118,000 Heartland MLS as Distributed by MLS Grid
• 2023-09-05 Listed $129,900 Heartland MLS as Distributed by MLS Grid
• 2023-08-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-08-26 Price Changed $149,900 Heartland MLS as Distributed by MLS Grid
• 2023-08-26 Price Changed $1,499,000 Heartland MLS as Distributed by MLS Grid
• 2023-07-10 Price Changed $129,900 Heartland MLS as Distributed by MLS Grid
• 2023-07-06 Price Changed $140,000 Heartland MLS as Distributed by MLS Grid
• 2023-06-16 Listed $155,000 Heartland MLS as Distributed by MLS Grid
• 2019-11-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-04-17 Listed $48,000 Heartland MLS as Distributed by MLS Grid
• 2016-12-01 Sold (Public Records) — Public Records
• 2006-02-01 Sold (Public Records) $54,000 Public Records
• 2004-03-01 Sold (Public Records) $37,500 Public Records
• 1988-06-01 Sold (Public Records) $42,500 Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,114 · -3.0% YoY. Source: county tax records.