910 W 9th St · Coffeyville, KS 67337

$48,000

2 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 73 Days on market

Built 1920 7,000 sqft lot Est $55k · 13% 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 +30.0/30.0
• ARV discount +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Key facts

• Covered front porch
• Big windows
• Original wood floors

Tags

• BUNGALOW STYLE HOME
• COVERED FRONT PORCH
• BIG WINDOWS
• ORIGINAL WOOD FLOORS
• DETACHED GARAGE
• FENCED IN YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $48k).
• Recommended offer: $45k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 4.4% in Coffeyville — 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 59/100 on livability (#459 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Coffeyville (town): math 12% / reading 23% proficiency, ranked #164 of 169 in KS (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 42 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $332 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Montgomery County population projected at -28% 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 $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $45,120 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1920 — 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. 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: 1.88% ✓
• Cap rate: 16.36%
• Cash-on-cash: 35.96%
• DSCR: 2.60
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $55,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 W 9th St	0.00mi	2/1.0	1,288 (0%)	1mo	$48,000	$37	99
1109 W 11th St	0.25mi	3/1.0 (+1)	1,146 (-11%)	3mo	$30,000	$26	63
801 W 10th St	0.17mi	2/1.0	1,450 (+13%)	11mo	$54,000	$37	62
111 Northpark Blvd	0.74mi	3/1.0 (+1)	1,250 (-3%)	1mo	$135,000	$108	55
806 W 1st St	0.58mi	3/1.5 (+1)	1,344 (+4%)	6mo	$73,000	$54	54
1104 W 4th St	0.39mi	3/1.0 (+1)	1,104 (-14%)	2mo	$55,000	$50	51
907 W 2nd St	0.47mi	3/1.0 (+1)	1,456 (+13%)	5mo	$85,000	$58	48
1303 W 11th St	0.41mi	2/1.0	1,137 (-12%)	17mo	$19,000	$17	47
809 W 1st St	0.55mi	3/1.0 (+1)	1,160 (-10%)	8mo	$24,900	$21	46
1312 W 3rd St	0.59mi	3/1.0 (+1)	1,238 (-4%)	19mo	$52,900	$43	45
912 W 4th St	0.36mi	2/2.0	1,456 (+13%)	16mo	$69,990	$48	44
1112 W 2nd St	0.54mi	3/2.0 (+1)	1,186 (-8%)	15mo	$49,000	$41	40

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: 31.7%
• Equity multiple: 2.33×
• Total profit: $17,875
• Equity at exit: $7,157

10-year hold

• IRR: 38.8%
• Equity multiple: 4.62×
• Total profit: $48,596
• Equity at exit: $4,150

Cash invested: $13,440 (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 67337

• Home prices YoY: -23.3%
• Active inventory: 42
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$252
• Tax from tax record: −$36 /mo · $438/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $403

Break-even live

Break-even rent $390

Max offer price $48,000

Occupancy floor 50%

Sensitivity live

Price	-10% $430	-5% $416	+0% $403	+5% $389	+10% $376
Rent	-10% $332	-5% $367	+0% $403	+5% $438	+10% $474
Rate	-1.0pp $427	-0.5pp $415	base $403	+0.5pp $390	+1.0pp $378

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1503 W 5th St Coffeyville, KS	3.0	1.5	1252	$900	$0.72	22d	1	0.63mi

Listing history 4 events

1. 2026-04-28
   status Pending
2. 2026-02-18
   status Active
3. 2026-02-14
   status Pending
4. 2026-02-09
   listed $48,000 Active

ⓘ 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: $438 · $36/mo
• Projected year-2 tax: $677 · $56/mo
• Expected delta: +$239/yr (+$20/mo · 54.6%)

ⓘ 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 6/10 Major 7 d/yr ≥109°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,800
• − Mortgage interest: −$2,689
• − Property taxes: −$438
• − Insurance: −$240
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$1,396
• Taxable income: $4,309
• Est. tax owed @ 24.0%: −$1,034
• After-tax cash flow: $3,799/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: Coffeyville
• NCES district ID: 2004980
• Math proficiency: 12% ▼ -4.00%
• Reading proficiency: 23% ▼ -1.00%
• Median HH income: $37,170
• Composite: 14.57/100
• National rank: #9414
• State rank: #164 of 169 in KS

Livability — Coffeyville

• Score: 59/100
• State rank: #459
• US rank: #19703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coffeyville, KS
• Population (ZIP): 10,944

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 29,729 people
• By 2030: 27,786 · -6.5%
• By 2040: 24,201 · -18.6%
• By 2050: 21,280 · -28.4%
• By 2075: 16,754 · -43.6%
• By 2100: 14,088 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 14% Hispanic / Latino 14% Black 9% Native American 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 2% Iranian 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 8%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+51.1) · D 23.6% · R 74.7% · Other 1.8%
• 2008→2024 swing: -15.3pp toward R · 2008: -35.8pp · 2024: -51.1pp
• All cycles: 2024: R+51.1 2020: R+50.2 2016: R+50.8 2012: R+41.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.41%
• Current HPI: 103.4247
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

4 events — show timeline

• 2026-04-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-18 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-02-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-09 Listed $48,000 Heartland MLS as Distributed by MLS Grid

Property tax history

-3.0%/yr

Latest (2025): $438 · +2.2% YoY. Source: county tax records.