109 N Western Ave · Girard, KS 66743

$37,900

4 bd · 2.0 ba · 1,659 sqft · SingleFamily public records · 61 Days on market

Built 1940

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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 +6.8/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Covered porches
• Formal dining room
• Large kitchen

Tags

• COVERED PORCHES
• PRIMARY BEDROOM
• FORMAL DINING ROOM
• LARGE KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $36k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#185 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Girard (town): math 32% / reading 44% proficiency, ranked #44 of 169 in KS (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Girard Middle (math 25% / reading 38%, grade F, #60 of 219 statewide, top 28%, 230 students, 47% FRL).
• Market conditions: 15 active listings in the ZIP; 65 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($262 loan paydown + $1k appreciation (3.7% local appreciation)).
• At projected returns (3.7% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $22k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,626 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.91% ✓
• Cap rate: 23.45%
• Cash-on-cash: 61.27%
• DSCR: 3.73
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $174,195
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 N Harmon St	0.28mi	3/2.0 (-1)	1,565 (-6%)	7mo	$267,500	$171	66
603 Lakeside Ct	0.46mi	3/2.0 (-1)	1,764 (+6%)	1mo	$199,500	$113	62
101 N Western Ave	0.04mi	3/1.0 (-1)	1,483 (-11%)	21mo	$129,900	$88	54
512 W Wilson N/A	0.52mi	3/2.0 (-1)	1,568 (-6%)	13mo	$174,500	$111	51
401 S Carbon St	0.47mi	4/2.5	1,900 (+14%)	3mo	$174,000	$92	50
615 S Summit St	0.74mi	4/2.0	1,797 (+8%)	18mo	$135,000	$75	36
727 N Carbon St	0.65mi	3/2.0 (-1)	1,435 (-14%)	12mo	$162,000	$113	32
510 S Carbon St	0.56mi	3/2.0 (-1)	1,456 (-12%)	20mo	$110,000	$76	32
610 S Summit St	0.75mi	3/1.5 (-1)	1,891 (+14%)	16mo	$199,000	$105	21

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

Projected returns pro-forma

3.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 66.9%
• Equity multiple: 4.82×
• Total profit: $40,535
• Equity at exit: $18,532

10-year hold

• IRR: 65.8%
• Equity multiple: 9.89×
• Total profit: $94,337
• Equity at exit: $29,777

Cash invested: $10,612 (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 66743

• Home prices YoY: 1.9%
• Active inventory: 15
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,103 medium
• Mortgage (P&I): −$199
• Tax from tax record: −$115 /mo · $1,382/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $542

Break-even live

Break-even rent $417

Max offer price $37,900

Occupancy floor 46%

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: $9,475
• Closing costs: $1,137
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-04-21
   status Pending
2. 2026-03-19
   price $37,900
3. 2026-03-10
   price $44,900
4. 2026-02-20
   historical
5. 2026-02-19
   listed $59,900 Active
6. 2026-01-23
   status Active
7. 2025-12-31
   status Pending
8. 2025-12-02
   status Active
9. 2025-12-02
   price $59,900
10. 2025-11-26
    historical
11. 2025-11-17
    status Active
12. 2025-11-05
    status Pending
13. 2025-10-03
    status Active
14. 2025-10-03
    price $69,900
15. 2025-09-26
    historical
16. 2025-08-26
    price $79,900
17. 2025-06-30
    listed $89,900 Active
18. 2005-02-01
    soldstatus $55,500
19. 1999-12-01
    soldstatus $18,500
20. 1999-11-01
    soldstatus $18,500

ⓘ 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: $1,382 · $115/mo
• Projected year-2 tax: $1,382 · $115/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 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: $13,238
• − Mortgage interest: −$2,123
• − Property taxes: −$1,382
• − Insurance: −$190
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$1,103
• Taxable income: $6,323
• Est. tax owed @ 24.0%: −$1,518
• After-tax cash flow: $4,984/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: Girard
• NCES district ID: 2006480
• Math proficiency: 32% ▲ 2.00%
• Reading proficiency: 44% ▲ 4.00%
• Median HH income: $44,262
• Composite: 32.24/100
• National rank: #5769
• State rank: #44 of 169 in KS

Livability — Girard

• Score: 69/100
• State rank: #185
• US rank: #8485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Girard, KS
• Population (ZIP): 4,384

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,393 people
• By 2030: 39,540 · +0.4%
• By 2040: 39,452 · +0.1%
• By 2050: 39,188 · -0.5%
• By 2075: 39,038 · -0.9%
• By 2100: 38,219 · -3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Lithuanian 4% Slovak 3% Italian 3%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Crawford

• 2024 margin: Strong R (+25.3) · D 36.5% · R 61.7% · Other 1.8%
• 2008→2024 swing: -26.7pp toward R · 2008: 1.4pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+23.1 2016: R+23.1 2012: R+6.5 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.69%
• Current HPI: 196.0003
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+104.9% since first listed

20 events — show timeline

• 2026-04-21 Pending — OGAR
• 2026-03-19 Price Changed $37,900 OGAR
• 2026-03-10 Price Changed $44,900 OGAR
• 2026-02-20 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-02-19 Listed $59,900 OGAR
• 2026-01-23 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-12-31 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-12-02 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-12-02 Price Changed $59,900 Heartland MLS as Distributed by MLS Grid
• 2025-11-26 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-11-17 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-11-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-10-03 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-10-03 Price Changed $69,900 Heartland MLS as Distributed by MLS Grid
• 2025-09-26 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-08-26 Price Changed $79,900 Heartland MLS as Distributed by MLS Grid
• 2025-06-30 Listed $89,900 Heartland MLS as Distributed by MLS Grid
• 2005-02-01 Sold (Public Records) $55,500 Public Records
• 1999-12-01 Sold (Public Records) $18,500 Public Records
• 1999-11-01 Sold (Public Records) $18,500 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,382 · +8.8% YoY. Source: county tax records.