208 S 8th St · Fredonia, KS 66736

$40,000

2 bd · 1.0 ba · 939 sqft · SingleFamily public records · 33 Days on market

Built 1900 9,960 sqft 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
• ARV discount +7.5/15.0
• Appreciation +4.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Key facts

• Carport
• Convenient location
• Storage sheds

Tags

• STORAGE SHEDS
• CARPORT
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Living area reported as 939 (per public records); Property age: 101 years or more
• HOA & community: No association fees; No maintenance provided

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property type; Ranch style
• Construction: Vinyl siding; Composition roof
• Exterior features: Lot about 9,960 square feet; Flood plain status unknown

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling with window unit(s)
• Interior features: Ranch floor plan; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($874 rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#155 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools F, amenities F.
• Fredonia (rural): math 19% / reading 30% proficiency, ranked #147 of 169 in KS (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 18 active listings in the ZIP; 16 units permitted in Wilson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $277 of loan paydown is wiped out by about $443 of value loss. Plan a longer hold.
• Wilson County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $40k implies a 122% 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: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1900 — 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 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 D 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: 2.18% ✓
• Cap rate: 18.71%
• Cash-on-cash: 44.35%
• DSCR: 2.97
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.0%
• Equity multiple: 3.07×
• Total profit: $23,167
• Equity at exit: $9,446

10-year hold

• IRR: 48.1%
• Equity multiple: 6.11×
• Total profit: $57,229
• Equity at exit: $9,742

Cash invested: $11,200 (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 66736

• Home prices YoY: -0.7%
• Active inventory: 18
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $874 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $414

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 48%

Sensitivity live

Price	-10% $442	-5% $428	+0% $414	+5% $400	+10% $386
Rent	-10% $345	-5% $379	+0% $414	+5% $448	+10% $483
Rate	-1.0pp $434	-0.5pp $424	base $414	+0.5pp $404	+1.0pp $393

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $40,000 Active 33 DOM
2. 2026-06-18
   days on market $40,000 Active 31 DOM
3. 2026-06-17
   days on market $40,000 Active 30 DOM
4. 2026-06-16
   days on market $40,000 Active 29 DOM
5. 2026-06-15
   days on market $40,000 Active 28 DOM
6. 2026-06-13
   days on market $40,000 Active 26 DOM
7. 2026-06-12
   pricedays on market $40,000 Active 25 DOM
8. 2026-06-09
   days on market $52,000 Active 22 DOM
9. 2026-06-08
   days on market $52,000 Active 21 DOM
10. 2026-06-07
    days on market $52,000 Active 20 DOM
11. 2026-06-05
    days on market $52,000 Active 18 DOM
12. 2026-06-04
    days on market $52,000 Active 16 DOM
13. 2026-06-02
    days on market $52,000 Active 15 DOM
14. 2026-06-01
    days on market $52,000 Active 14 DOM
15. 2026-05-31
    days on market $52,000 Active 13 DOM
16. 2026-05-31
    days on market $52,000 Active 12 DOM
17. 2026-05-18
    listed $52,000 Active
18. 1997-08-01
    soldstatus $18,000
19. 1995-03-01
    soldstatus $14,000
20. 1989-11-01
    soldstatus $9,000

ⓘ 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 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,486
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$839
• − Management: −$839
• − Depreciation: −$1,164
• Taxable income: $4,604
• Est. tax owed @ 24.0%: −$1,105
• After-tax cash flow: $3,862/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: Fredonia
• NCES district ID: 2006270
• Math proficiency: 19% ▲ 7.00%
• Reading proficiency: 30% ▲ 11.00%
• Median HH income: $36,652
• Composite: 20.33/100
• National rank: #8609
• State rank: #147 of 169 in KS

Livability — Fredonia

• Score: 70/100
• State rank: #155
• US rank: #7426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fredonia, KS
• Population (ZIP): 3,517

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 7,872 people
• By 2030: 7,383 · -6.2%
• By 2040: 6,533 · -17.0%
• By 2050: 5,923 · -24.8%
• By 2075: 5,134 · -34.8%
• By 2100: 4,788 · -39.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 2% Iranian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Wilson

• 2024 margin: Solid R (+62.4) · D 18.0% · R 80.3% · Other 1.7%
• 2008→2024 swing: -21.6pp toward R · 2008: -40.8pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+61.5 2016: R+63.1 2012: R+54.0 2008: R+40.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.11%
• Current HPI: 153.1194
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+477.8% since first listed

4 events — show timeline

• 2026-05-18 Listed $52,000 Heartland MLS as Distributed by MLS Grid
• 1997-08-01 Sold (Public Records) $18,000 Public Records
• 1995-03-01 Sold (Public Records) $14,000 Public Records
• 1989-11-01 Sold (Public Records) $9,000 Public Records