401 S Washington St · Weir, KS 66781

$60,000

3 bd · 1.0 ba · 1,394 sqft · SingleFamily public records · 143 Days on market

Built 1910 0.30 ac lot Est $98k · 39% under

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

This recently updated home features three bedrooms (one of which is non-conforming) and one bathroom, situated on a spacious corner lot that includes a storm shelter. Conveniently located near the baseball field, an elementary school, and a convenience store, this property offers both comfort and accessibility. Whether you are looking for a primary residence or a investment opportunity, this home has plenty of potential.

Key facts

• 0.3 acre lot
• Built 1910
• Listed 142 days

Property features AI

Finance

• Other: Living area reported as 1,394 (public records)
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Frame construction; Composition roof; One-story (bungalow)
• Construction: Frame construction; Composition roof; Home age approximately 76–100 years
• Exterior features: Located outside flood plain; Lot approximately 13,200 square feet

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Heat pump cooling
• Interior features: Bungalow floor plan; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#593 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A; Watch: schools D+, crime F, amenities F.
• Cherokee (rural): math 23% / reading 32% proficiency, ranked #127 of 169 in KS (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP; 17 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($415 loan paydown + $5k appreciation (7.9% local appreciation)).
• Cherokee County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $60k implies a 362% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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 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?
6. Crime grade is F 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?
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: 2.08% ✓
• Cap rate: 18.33%
• Cash-on-cash: 42.98%
• DSCR: 2.91
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $97,580
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 W Main St	0.23mi	2/1.0 (-1)	1,320 (-5%)	5mo	$165,000	$125	71
302 E Walnut St	0.13mi	3/2.0	1,344 (-4%)	19mo	$35,000	$26	68
302 W Main St	0.24mi	2/1.0 (-1)	1,455 (+4%)	15mo	$85,000	$58	64
511 W Wood St	0.48mi	2/1.0 (-1)	1,342 (-4%)	15mo	$79,900	$60	54
207 S Jefferson St	0.13mi	3/2.0	1,216 (-13%)	18mo	$85,000	$70	53
703 S Washington St	0.15mi	3/2.0	1,545 (+11%)	24mo	$139,900	$91	51
501 W Oak St	0.28mi	2/2.0 (-1)	1,276 (-8%)	21mo	$89,000	$70	47

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

Projected returns pro-forma

7.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.9%
• Equity multiple: 4.72×
• Total profit: $62,546
• Equity at exit: $45,059

10-year hold

• IRR: 50.1%
• Equity multiple: 10.11×
• Total profit: $152,984
• Equity at exit: $88,945

Cash invested: $16,800 (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 66781

• Home prices YoY: 4.6%
• Active inventory: 6
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,249 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$46 /mo · $547/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $602

Break-even live

Break-even rent $488

Max offer price $60,000

Occupancy floor 47%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $60,000 Active 143 DOM
2. 2026-06-18
   days on market $60,000 Active 142 DOM
3. 2026-06-17
   days on market $60,000 Active 141 DOM
4. 2026-06-16
   days on market $60,000 Active 140 DOM
5. 2026-06-15
   days on market $60,000 Active 139 DOM
6. 2026-06-14
   days on market $60,000 Active 137 DOM
7. 2026-06-12
   days on market $60,000 Active 136 DOM
8. 2026-06-09
   days on market $60,000 Active 133 DOM
9. 2026-06-08
   days on market $60,000 Active 132 DOM
10. 2026-06-07
    days on market $60,000 Active 131 DOM
11. 2026-06-05
    days on market $60,000 Active 129 DOM
12. 2026-06-03
    days on market $60,000 Active 127 DOM
13. 2026-06-02
    days on market $60,000 Active 126 DOM
14. 2026-06-01
    days on market $60,000 Active 125 DOM
15. 2026-05-31
    days on market $60,000 Active 124 DOM
16. 2026-05-30
    days on market $60,000 Active 123 DOM
17. 2026-05-19
    status Active 424-char remark

    Show marketing remark (424 chars)

    This recently updated home features three bedrooms (one of which is non-conforming) and one bathroom, situated on a spacious corner lot that includes a storm shelter. Conveniently located near the baseball field, an elementary school, and a convenience store, this property offers both comfort and accessibility. Whether you are looking for a primary residence or a investment opportunity, this home has plenty of potential.

18. 2026-05-19
    status Active

    Show marketing remark (424 chars)

    This recently updated home features three bedrooms (one of which is non-conforming) and one bathroom, situated on a spacious corner lot that includes a storm shelter. Conveniently located near the baseball field, an elementary school, and a convenience store, this property offers both comfort and accessibility. Whether you are looking for a primary residence or a investment opportunity, this home has plenty of potential.

19. 2026-05-18
    historical
20. 2026-05-16
    historical 424-char remark

    Show marketing remark (424 chars)

    This recently updated home features three bedrooms (one of which is non-conforming) and one bathroom, situated on a spacious corner lot that includes a storm shelter. Conveniently located near the baseball field, an elementary school, and a convenience store, this property offers both comfort and accessibility. Whether you are looking for a primary residence or a investment opportunity, this home has plenty of potential.

21. 2026-05-04
    price $60,000

    Show marketing remark (424 chars)

    This recently updated home features three bedrooms (one of which is non-conforming) and one bathroom, situated on a spacious corner lot that includes a storm shelter. Conveniently located near the baseball field, an elementary school, and a convenience store, this property offers both comfort and accessibility. Whether you are looking for a primary residence or a investment opportunity, this home has plenty of potential.

22. 2026-05-04
    price $60,000 424-char remark

    Show marketing remark (424 chars)

    This recently updated home features three bedrooms (one of which is non-conforming) and one bathroom, situated on a spacious corner lot that includes a storm shelter. Conveniently located near the baseball field, an elementary school, and a convenience store, this property offers both comfort and accessibility. Whether you are looking for a primary residence or a investment opportunity, this home has plenty of potential.

23. 2026-01-26
    status Active 424-char remark

    Show marketing remark (424 chars)

    This recently updated home features three bedrooms (one of which is non-conforming) and one bathroom, situated on a spacious corner lot that includes a storm shelter. Conveniently located near the baseball field, an elementary school, and a convenience store, this property offers both comfort and accessibility. Whether you are looking for a primary residence or a investment opportunity, this home has plenty of potential.

24. 2026-01-26
    listed $70,000 Active

    Show marketing remark (424 chars)

    This recently updated home features three bedrooms (one of which is non-conforming) and one bathroom, situated on a spacious corner lot that includes a storm shelter. Conveniently located near the baseball field, an elementary school, and a convenience store, this property offers both comfort and accessibility. Whether you are looking for a primary residence or a investment opportunity, this home has plenty of potential.

25. 2026-01-20
    status Pending 424-char remark

    Show marketing remark (424 chars)

    This recently updated home features three bedrooms (one of which is non-conforming) and one bathroom, situated on a spacious corner lot that includes a storm shelter. Conveniently located near the baseball field, an elementary school, and a convenience store, this property offers both comfort and accessibility. Whether you are looking for a primary residence or a investment opportunity, this home has plenty of potential.

26. 2025-11-16
    listed $70,000 Active 424-char remark

    Show marketing remark (424 chars)

    This recently updated home features three bedrooms (one of which is non-conforming) and one bathroom, situated on a spacious corner lot that includes a storm shelter. Conveniently located near the baseball field, an elementary school, and a convenience store, this property offers both comfort and accessibility. Whether you are looking for a primary residence or a investment opportunity, this home has plenty of potential.

27. 1996-10-01
    soldstatus $13,000

ⓘ 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: $547 · $46/mo
• Projected year-2 tax: $846 · $70/mo
• Expected delta: +$299/yr (+$25/mo · 54.7%)

ⓘ 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 ≥107°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: $14,991
• − Mortgage interest: −$3,361
• − Property taxes: −$547
• − Insurance: −$300
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$1,745
• Taxable income: $6,639
• Est. tax owed @ 24.0%: −$1,593
• After-tax cash flow: $5,627/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: Cherokee
• NCES district ID: 2004710
• Math proficiency: 23% ▼ -3.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $39,749
• Composite: 23.12/100
• National rank: #7956
• State rank: #127 of 169 in KS

Livability — Weir

• Score: 54/100
• State rank: #593
• US rank: #24241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weir, KS
• Population (ZIP): 1,155

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 (94%)
• Race & ethnicity: White 94% Two or more races 6%
• Common ancestry: Lithuanian 3% English 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · 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: ▲ 7.87%
• Current HPI: 180.0402
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+361.5% since first listed

11 events — show timeline

• 2026-05-19 Relisted — OGAR
• 2026-05-19 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-18 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-05-16 Delisted — OGAR
• 2026-05-04 Price Changed $60,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $60,000 OGAR
• 2026-01-26 Relisted — OGAR
• 2026-01-26 Listed $70,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-20 Pending — OGAR
• 2025-11-16 Listed $70,000 OGAR
• 1996-10-01 Sold (Public Records) $13,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $547 · +2.6% YoY. Source: county tax records.