622 S Little St E · Fort Scott, KS 66701

$52,500

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 276 Days on market

Built 1910 6,000 sqft lot Est $80k · 34% under ↓ 5% since listing

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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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

It's A Great Start ~ for a rental or your first home Check out the updates on this 2-bedroom 1-bath home. Fresh interior paint, new carpet, new fixtures, new sump pump, replaced water lines, new HVAC ducting, rebuilt porch, rebuilt back deck and added/reinforced foundation add to your fresh start. Claim this as your own before it's gone. Home is being sold as it is.

Key facts

• New hvac ducting
• New carpet
• New sump pump

Tags

• FRESH INTERIOR PAINT
• NEW CARPET
• NEW FIXTURES
• NEW SUMP PUMP
• REPLACED WATER LINES
• NEW HVAC DUCTING

Property features AI

Finance

• Other: Living area approximately 952; Age described as 101 years or more
• HOA & community: No association fees

Exterior

• Parking: Off-street parking; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; One-story layout (all main-level rooms)
• Construction: Concrete, stone and frame construction; Composition roof
• Exterior features: Covered patio; Shed(s); City lot; Paved road with public maintenance; Not in flood plain

Interior

• Kitchen: Gas range; Ceramic tile flooring
• Bedrooms: 2 bedrooms on the main level with carpet and ceiling fans
• Flooring: Carpet in living areas and bedrooms; Ceramic tile in kitchen and bathroom
• Bathrooms: 1 full bathroom on the main level with ceramic tile and shower-over-tub
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Ceiling fans
• Laundry & utility: Laundry in hall on main level; Cellar basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($695 rent vs $52k).
• Recommended offer: $46k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 5.0% 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: amenities F, commute F, employment 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.
• Zoned schools: Fort Scott Sr High (math 12% / reading 17%, grade F, #267 of 327 statewide, top 84%, 581 students, 47% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 71 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $363 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $46,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 276 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. 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: 1.32% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.52%
• DSCR: 1.73
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $79,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Andrick St	0.16mi	2/1.0	996 (+5%)	12mo	$37,500	$38	75
709 E 1st St	0.45mi	2/1.0	944 (-1%)	5mo	$23,900	$25	74
420 S Hill St	0.23mi	2/1.0	896 (-6%)	9mo	$37,500	$42	72
1117 E 1st St	0.44mi	3/1.0 (+1)	996 (+5%)	3mo	$58,000	$58	64
729 S Clark St	0.30mi	2/1.0	1,016 (+7%)	17mo	$85,000	$84	61
841 S Scott St	0.55mi	3/1.0 (+1)	912 (-4%)	5mo	$45,000	$49	58
820 S Margrave St	0.26mi	3/1.0 (+1)	1,060 (+11%)	8mo	$149,900	$141	57
204 N Washington St	0.70mi	3/2.0 (+1)	924 (-3%)	1mo	$88,500	$96	52
109 N Lincoln St	0.68mi	3/1.0 (+1)	920 (-3%)	7mo	$12,000	$13	52
846 S Main St	0.63mi	2/1.0	843 (-11%)	1mo	$100,000	$119	51
114 N Little St	0.58mi	2/1.0	814 (-14%)	14mo	$79,900	$98	37
1315 S Little St	0.73mi	3/1.0 (+1)	1,092 (+15%)	6mo	$105,000	$96	32

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $4,380
• Equity at exit: $7,828

10-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $20,411
• Equity at exit: $4,539

Cash invested: $14,700 (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: 71
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $695 medium
• Mortgage (P&I): −$275
• Tax from tax record: −$50 /mo · $594/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$146
• Net cashflow: $202

Break-even live

Break-even rent $439

Max offer price $52,500

Occupancy floor 66%

Sensitivity live

Price	-10% $232	-5% $217	+0% $202	+5% $187	+10% $173
Rent	-10% $147	-5% $175	+0% $202	+5% $230	+10% $257
Rate	-1.0pp $229	-0.5pp $216	base $202	+0.5pp $189	+1.0pp $175

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: $13,125
• Closing costs: $1,575
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
736 Heylman St Unit 20 Fort Scott, KS	1.0	1.0	550	$695	$1.26	44d	1	1.25mi

Listing history 16 events

1. 2026-06-16
   status $52,500 Pending 276 DOM
2. 2026-06-15
   days on market $52,500 Active 276 DOM
3. 2026-06-13
   days on market $52,500 Active 274 DOM
4. 2026-06-12
   days on market $52,500 Active 273 DOM
5. 2026-06-09
   days on market $52,500 Active 270 DOM
6. 2026-06-08
   days on market $52,500 Active 269 DOM
7. 2026-06-07
   days on market $52,500 Active 268 DOM
8. 2026-06-07
   days on market $52,500 Active 267 DOM
9. 2026-06-04
   days on market $52,500 Active 264 DOM
10. 2026-06-02
    days on market $52,500 Active 263 DOM
11. 2026-06-01
    days on market $52,500 Active 262 DOM
12. 2026-05-31
    days on market $52,500 Active 261 DOM
13. 2026-05-31
    days on market $52,500 Active 260 DOM
14. 2026-03-11
    price $52,500
15. 2025-09-13
    price $57,500
16. 2025-09-12
    listed $55,000 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: $594 · $50/mo
• Projected year-2 tax: $740 · $62/mo
• Expected delta: +$146/yr (+$12/mo · 24.6%)

ⓘ 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 100% 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: $8,340
• − Mortgage interest: −$2,941
• − Property taxes: −$594
• − Insurance: −$262
• − Repairs & maintenance: −$667
• − Management: −$667
• − Depreciation: −$1,527
• Taxable income: $1,681
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $2,025/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

-4.5% since first listed

3 events — show timeline

• 2026-03-11 Price Changed $52,500 Heartland MLS as Distributed by MLS Grid
• 2025-09-13 Price Changed $57,500 Heartland MLS as Distributed by MLS Grid
• 2025-09-12 Listed $55,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2025): $594 · +3.7% YoY. Source: county tax records.