406 E 15th St · Baxter Springs, KS 66713

$110,000

3 bd · 1.5 ba · 1,627 sqft · SingleFamily public records · 103 Days on market

Built 1900 9,148 sqft lot Est $166k · 34% 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.7/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bd 1.5 bath on a corner lot. 2 living areas. 1 over oversized attached garage. 2 car detached garage with storage area attached. New HVAC installed Feb. 22, 2024. 10 year warranty for buyer to register. Partly finished attic that could give 2 more bedrooms and lots of storage. Attic is not in sq. ft. 10x 20 covered front deck.

Key facts

• 9,148 sq ft lot
• 3 garage spots
• Built 1900

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Attached and detached parking available; 3-car garage
• Utilities: City/public water (verify); Public sewer
• Home design: Single-family residence; Attached property; 1.5-story floor plan
• Construction: Composition roof; Other construction materials; Approximately 101+ years old (age description)
• Exterior features: Corner lot; Estate lot; Garage(s) on property

Interior

• Kitchen: Kitchen with dining combo
• Bedrooms: 3 bedrooms (all on main level); Upper-level loft
• Flooring: Carpet; Other flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; Bathroom on main level
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Balcony/Loft; Family room on main level; Kit/Dining combo; Crawl space basement
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#63 in KS, #3,952 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools F, amenities F.
• Baxter Springs (town): math 31% / reading 39% proficiency, ranked #64 of 169 in KS (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 54 active listings in the ZIP; 17 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cherokee County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 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 1900 — 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: 1.17% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.56%
• DSCR: 1.47
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $165,954
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1622 Chouteau Ave	0.14mi	3/2.0	1,555 (-4%)	14mo	$159,000	$102	72
304 E 22nd St	0.50mi	3/1.0	1,455 (-11%)	1mo	$149,900	$103	56
2308 Cherokee Ave	0.64mi	3/2.0	1,549 (-5%)	14mo	$130,000	$84	49

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-553
• Equity at exit: $16,401

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $21,783
• Equity at exit: $9,511

Cash invested: $30,800 (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 66713

• Home prices YoY: -17.7%
• Active inventory: 54
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,284 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$121 /mo · $1,450/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $271

Break-even live

Break-even rent $941

Max offer price $110,000

Occupancy floor 74%

Sensitivity live

Price	-10% $333	-5% $302	+0% $271	+5% $240	+10% $209
Rent	-10% $170	-5% $220	+0% $271	+5% $322	+10% $372
Rate	-1.0pp $326	-0.5pp $299	base $271	+0.5pp $243	+1.0pp $214

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $110,000 Active 103 DOM
2. 2026-06-18
   days on market $110,000 Active 101 DOM
3. 2026-06-17
   days on market $110,000 Active 100 DOM
4. 2026-06-17
   price $110,000 Active 99 DOM
5. 2026-06-16
   days on market $115,000 Active 99 DOM
6. 2026-06-15
   days on market $115,000 Active 98 DOM
7. 2026-06-13
   days on market $115,000 Active 96 DOM
8. 2026-06-12
   days on market $115,000 Active 95 DOM
9. 2026-06-09
   days on market $115,000 Active 92 DOM
10. 2026-06-08
    days on market $115,000 Active 91 DOM
11. 2026-06-07
    days on market $115,000 Active 90 DOM
12. 2026-06-05
    days on market $115,000 Active 88 DOM
13. 2026-06-04
    days on market $115,000 Active 86 DOM
14. 2026-06-02
    days on market $115,000 Active 85 DOM
15. 2026-06-01
    days on market $115,000 Active 84 DOM
16. 2026-05-31
    days on market $115,000 Active 83 DOM
17. 2026-05-31
    pricedays on market $115,000 Active 82 DOM
18. 2026-04-05
    price $120,000
19. 2026-03-09
    listed $130,000 Active
20. 2024-07-03
    soldstatus Closed 331-char remark

    Show marketing remark (331 chars)

    3 bd 1.5 bath on a corner lot. 2 living areas. 1 over oversized attached garage. 2 car detached garage with storage area attached. New HVAC installed Feb. 22, 2024. 10 year warranty for buyer to register. Partly finished attic that could give 2 more bedrooms and lots of storage. Attic is not in sq. ft. 10x 20 covered front deck.

21. 2024-05-29
    status Pending 331-char remark

    Show marketing remark (331 chars)

    3 bd 1.5 bath on a corner lot. 2 living areas. 1 over oversized attached garage. 2 car detached garage with storage area attached. New HVAC installed Feb. 22, 2024. 10 year warranty for buyer to register. Partly finished attic that could give 2 more bedrooms and lots of storage. Attic is not in sq. ft. 10x 20 covered front deck.

22. 2024-04-18
    price $114,900 331-char remark

    Show marketing remark (331 chars)

    3 bd 1.5 bath on a corner lot. 2 living areas. 1 over oversized attached garage. 2 car detached garage with storage area attached. New HVAC installed Feb. 22, 2024. 10 year warranty for buyer to register. Partly finished attic that could give 2 more bedrooms and lots of storage. Attic is not in sq. ft. 10x 20 covered front deck.

23. 2024-04-02
    status Active 331-char remark

    Show marketing remark (331 chars)

    3 bd 1.5 bath on a corner lot. 2 living areas. 1 over oversized attached garage. 2 car detached garage with storage area attached. New HVAC installed Feb. 22, 2024. 10 year warranty for buyer to register. Partly finished attic that could give 2 more bedrooms and lots of storage. Attic is not in sq. ft. 10x 20 covered front deck.

24. 2024-03-25
    status Pending 331-char remark

    Show marketing remark (331 chars)

    3 bd 1.5 bath on a corner lot. 2 living areas. 1 over oversized attached garage. 2 car detached garage with storage area attached. New HVAC installed Feb. 22, 2024. 10 year warranty for buyer to register. Partly finished attic that could give 2 more bedrooms and lots of storage. Attic is not in sq. ft. 10x 20 covered front deck.

25. 2024-03-18
    price $98,900 331-char remark

    Show marketing remark (331 chars)

    3 bd 1.5 bath on a corner lot. 2 living areas. 1 over oversized attached garage. 2 car detached garage with storage area attached. New HVAC installed Feb. 22, 2024. 10 year warranty for buyer to register. Partly finished attic that could give 2 more bedrooms and lots of storage. Attic is not in sq. ft. 10x 20 covered front deck.

26. 2024-02-23
    listed $114,900 Active 331-char remark

    Show marketing remark (331 chars)

    3 bd 1.5 bath on a corner lot. 2 living areas. 1 over oversized attached garage. 2 car detached garage with storage area attached. New HVAC installed Feb. 22, 2024. 10 year warranty for buyer to register. Partly finished attic that could give 2 more bedrooms and lots of storage. Attic is not in sq. ft. 10x 20 covered front deck.

ⓘ 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: $1,450 · $121/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$101/yr (+$8/mo · 7.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,410
• − Mortgage interest: −$6,162
• − Property taxes: −$1,450
• − Insurance: −$550
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$3,200
• Taxable income: $1,583
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $2,872/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: Baxter Springs
• NCES district ID: 2003810
• Math proficiency: 31% ▼ -1.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $40,038
• Composite: 29.37/100
• National rank: #6529
• State rank: #64 of 169 in KS

Livability — Baxter Springs

• Score: 75/100
• State rank: #63
• US rank: #3952

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baxter Springs, KS
• Population (ZIP): 5,560

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 18,848 people
• By 2030: 17,862 · -5.2%
• By 2040: 15,850 · -15.9%
• By 2050: 13,915 · -26.2%
• By 2075: 10,102 · -46.4%
• By 2100: 6,977 · -63.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 4% Native American 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Scotch-Irish 6% Slovak 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+52.9) · D 22.6% · R 75.5% · Other 1.9%
• 2008→2024 swing: -29.2pp toward R · 2008: -23.7pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+49.9 2016: R+48.4 2012: R+29.5 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.71%
• Current HPI: 175.5431
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+4.4% since first listed

9 events — show timeline

• 2026-04-05 Price Changed $120,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-09 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2024-07-03 Sold (MLS) — OGAR
• 2024-05-29 Pending — OGAR
• 2024-04-18 Price Changed $114,900 OGAR
• 2024-04-02 Relisted — OGAR
• 2024-03-25 Pending — OGAR
• 2024-03-18 Price Changed $98,900 OGAR
• 2024-02-23 Listed $114,900 OGAR

Property tax history

+5.1%/yr

Latest (2025): $1,450 · +11.8% YoY. Source: county tax records.