711 S Short St · Fort Scott, KS 66701

$94,900

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 144 Days on market

Built 1920 9,000 sqft lot Est $115k · 18% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Main roof done 2 yrs. ago & new windows, window air and HW. Largre deck. Very large established tree for shade in front yard. Located on low traffic dead end road. Listing agent is Tranaction Broker.

Key facts

• 9,000 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.9% in Fort Scott — 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 66/100 on livability (#259 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D, amenities F, commute F.
• Fort Scott (town): math 19% / reading 28% proficiency, ranked #150 of 169 in KS (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 70 active listings in the ZIP; 5 units permitted in Bourbon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bourbon County population projected at -21% 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 $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $95k implies a 280% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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 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 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. 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: 1.10% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.10%
• DSCR: 1.49
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $115,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 Heylman St	0.14mi	2/1.5	1,233 (+5%)	1mo	$197,500	$160	82
416 Burke St	0.26mi	3/1.0 (+1)	1,140 (-3%)	5mo	$79,000	$69	74
419 W 9th St	0.40mi	2/1.0	1,227 (+4%)	10mo	$120,000	$98	66
224 S Lowman St	0.45mi	3/2.0 (+1)	1,190 (+1%)	2mo	$95,000	$80	66
602 Horton St	0.29mi	3/1.0 (+1)	1,279 (+9%)	3mo	$130,000	$102	64
517 Burke St	0.22mi	3/1.0 (+1)	1,074 (-9%)	7mo	$90,000	$84	64
608 S Lowman St	0.32mi	2/1.0	1,280 (+9%)	8mo	$110,000	$86	64
109 S Holbrook St	0.59mi	2/1.0	1,144 (-3%)	6mo	$39,000	$34	63
715 Burke Street Burke St	0.18mi	2/1.5	1,040 (-12%)	12mo	$120,000	$115	60
915 S National St	0.72mi	2/1.0	1,180 (+0%)	12mo	$135,000	$114	56
910 S Judson St	0.63mi	2/1.0	1,340 (+14%)	2mo	$87,500	$65	46
523 S Crawford St	0.54mi	3/2.0 (+1)	1,332 (+13%)	5mo	$159,900	$120	39

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $241
• Equity at exit: $14,150

10-year hold

• IRR: 9.9%
• Equity multiple: 1.76×
• Total profit: $20,239
• Equity at exit: $8,205

Cash invested: $26,572 (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 66701

• Home prices YoY: -10.4%
• Active inventory: 70
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$45 /mo · $538/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $246

Break-even live

Break-even rent $737

Max offer price $94,900

Occupancy floor 72%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-23
   status Pending
2. 2026-04-06
   status Active
3. 2026-03-25
   status Pending
4. 2026-03-17
   price $94,900
5. 2025-12-06
   status Active
6. 2025-11-26
   status Pending
7. 2025-11-07
   listed $99,900 Active
8. 2025-10-25
   historical $99,900
9. 2008-02-14
   soldstatus 204-char remark

   Show marketing remark (204 chars)

   Main roof done 2 yrs. ago & new windows, window air and HW. Largre deck. Very large established tree for shade in front yard. Located on low traffic dead end road. Listing agent is Tranaction Broker.

10. 2008-02-01
    soldstatus $25,000
11. 2007-04-13
    listed $25,000 204-char remark

    Show marketing remark (204 chars)

    Main roof done 2 yrs. ago & new windows, window air and HW. Largre deck. Very large established tree for shade in front yard. Located on low traffic dead end road. Listing agent is Tranaction Broker.

12. 2001-06-01
    soldstatus $16,000
13. 1991-04-01
    soldstatus $14,200

ⓘ 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: $538 · $45/mo
• Projected year-2 tax: $1,338 · $112/mo
• Expected delta: +$800/yr (+$67/mo · 148.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,573
• − Mortgage interest: −$5,316
• − Property taxes: −$538
• − Insurance: −$474
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$2,761
• Taxable income: $1,472
• Est. tax owed @ 24.0%: −$353
• After-tax cash flow: $2,595/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: Fort Scott
• NCES district ID: 2006180
• Math proficiency: 19% ▼ -3.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $38,034
• Composite: 19.64/100
• National rank: #8741
• State rank: #150 of 169 in KS

Livability — Fort Scott

• Score: 66/100
• State rank: #259
• US rank: #11422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Scott, KS
• Population (ZIP): 11,075

Population outlook (Bourbon County) Hauer SSP2

• Today (2025): 13,761 people
• By 2030: 13,139 · -4.5%
• By 2040: 11,920 · -13.4%
• By 2050: 10,892 · -20.8%
• By 2075: 8,645 · -37.2%
• By 2100: 6,751 · -50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 2% Serbian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Bourbon

• 2024 margin: Solid R (+54.2) · D 22.0% · R 76.1% · Other 1.9%
• 2008→2024 swing: -26.9pp toward R · 2008: -27.2pp · 2024: -54.2pp
• All cycles: 2024: R+54.2 2020: R+52.0 2016: R+50.8 2012: R+33.9 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.03%
• Current HPI: 172.2531
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+568.3% since first listed

13 events — show timeline

• 2026-04-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-06 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $94,900 Heartland MLS as Distributed by MLS Grid
• 2025-12-06 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-11-26 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-11-07 Listed $99,900 Heartland MLS as Distributed by MLS Grid
• 2025-10-25 Coming Soon $99,900 Heartland MLS as Distributed by MLS Grid
• 2008-02-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-02-01 Sold (Public Records) $25,000 Public Records
• 2007-04-13 Listed $25,000 Heartland MLS as Distributed by MLS Grid
• 2001-06-01 Sold (Public Records) $16,000 Public Records
• 1991-04-01 Sold (Public Records) $14,200 Public Records

Property tax history

+0.6%/yr

Latest (2025): $538 · -3.0% YoY. Source: county tax records.