302 N 6th St · Towanda, KS 67144

$190,000

2 bd · 2.0 ba · 1,799 sqft · SingleFamily public records · 2 Days on market

Built 1949 0.31 ac lot

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.6/30.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Key facts

• Deep soaker tub
• Corner lot
• 0.31 acre lot

Tags

• CORNER LOT
• ORIGINAL OAK HARDWOOD FLOORS
• CUSTOM CEDAR WOODWORK
• DEEP SOAKER TUB
• CUSTOM BUILT-IN CUTTING BOARD
• LAUNDRY ON MAIN FLOOR

Property features AI

Exterior

• Parking: 2-car garage; RV access/parking
• Utilities: Natural gas available; Public water; Sewer available
• Home design: Single-family onsite built; One story
• Construction: Composition roof; Partial, daylight and crawl space foundation
• Exterior features: Chain link fencing; One-level layout

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished basement; Fireplace in family room with wood burning insert, glass doors and blower fan; Storm windows
• Laundry & utility: Main-floor laundry in a separate room with 220V hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-399 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (37.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (41.3% below list).
• Recommended offer: $112k (41.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#79 in KS, #4,549 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Circle (rural): math 33% / reading 45% proficiency, ranked #28 of 169 in KS (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Circle Towanda Elementary (math 27% / reading 32%, grade F, #463 of 684 statewide, top 73%, 306 students, 53% FRL); Circle Middle School (math 17% / reading 33%, grade F, #108 of 219 statewide, top 50%, 303 students, 32% FRL); Circle High (math 17% / reading 32%, grade F, #105 of 327 statewide, top 49%, 600 students, 31% FRL) — zoned schools average 39% FRL vs 22% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 39% district-wide (-13 pts) — the specific schools serving this property underperform the Circle average; the district grade overstates school quality for this exact location.
• Market conditions: 4 active listings in the ZIP; 235 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y ago 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 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,598 (41.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.59% ✗
• Cap rate: 3.77%
• Cash-on-cash: -8.99%
• DSCR: 0.60
• GRM: 14.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.47×
• Total profit: $78,083
• Equity at exit: $171,167

10-year hold

• IRR: 16.8%
• Equity multiple: 5.70×
• Total profit: $249,903
• Equity at exit: $369,128

Cash invested: $53,200 (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 67144

• Home prices YoY: 5.9%
• Active inventory: 4
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$205 /mo · $2,457/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-399

Break-even live

Break-even rent $1,621

Max offer price $119,569

Occupancy floor —

Sensitivity live

Price	-10% $-291	-5% $-345	+0% $-399	+5% $-452	+10% $-506
Rent	-10% $-487	-5% $-443	+0% $-399	+5% $-355	+10% $-311
Rate	-1.0pp $-303	-0.5pp $-350	base $-399	+0.5pp $-448	+1.0pp $-498

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-06-14
   listed $190,000 Pending 2 DOM

ⓘ 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: $2,457 · $205/mo
• Projected year-2 tax: $2,679 · $223/mo
• Expected delta: +$222/yr (+$18/mo · 9.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $13,392
• − Mortgage interest: −$10,643
• − Property taxes: −$2,457
• − Insurance: −$950
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$5,527
• Taxable loss: −$8,328
• Est. tax savings @ 24.0%: +$1,999
• After-tax cash flow: $-2,785/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: Circle
• NCES district ID: 2012300
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $64,703
• Composite: 35.03/100
• National rank: #5039
• State rank: #28 of 169 in KS

Livability — Towanda

• Score: 74/100
• State rank: #79
• US rank: #4549

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Towanda, KS
• Population (ZIP): 2,775

Population outlook (Butler County) Hauer SSP2

• Today (2025): 69,002 people
• By 2030: 69,822 · +1.2%
• By 2040: 70,461 · +2.1%
• By 2050: 69,940 · +1.4%
• By 2075: 68,666 · -0.5%
• By 2100: 63,071 · -8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Asian 1%
• Common ancestry: Lithuanian 2% Iranian 2% Serbian 1%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Chinese 1%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+41.2) · D 28.4% · R 69.6% · Other 2.0%
• 2008→2024 swing: -8.9pp toward R · 2008: -32.3pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+41.5 2016: R+45.4 2012: R+41.8 2008: R+32.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.10%
• Current HPI: 233.8641
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+163.9% since first listed

4 events — show timeline

• 2026-06-13 Pending — SCKMLS as Distributed by MLS Grid
• 2026-06-10 Listed $190,000 SCKMLS as Distributed by MLS Grid
• 2007-01-17 Sold (Public Records) — Public Records
• 2006-04-10 Listed $72,000 SCKMLS as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2025): $2,457 · +9.5% YoY. Source: county tax records.