502 E Jefferson St · Pittsburg, KS 66762

$135,000

4 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 6 Days on market

Built 1935 0.33 ac lot $100/sqft · 7% below area Est $145k · 7% under

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Why this score? — see what drove the C 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 +22.1/30.0
• ARV discount +10.6/15.0
• DSCR +7.1/10.0
• 1% rule +5.4/10.0
• Rent growth +5.0/5.0
• Livability +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Off street parking
• Updated windows
• Large lot

Tags

• LARGE LOT
• OFF STREET PARKING
• UPDATED WINDOWS
• VINYL SIDING
• FUNCTIONAL LIVING SPACE
• OVERSIZED LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 8.2% vs local median 5.4% in Pittsburg — 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 (#270 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A; Watch: schools D, crime F, amenities F.
• Pittsburg (town): math 29% / reading 31% proficiency, ranked #111 of 169 in KS (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+13.8%/yr); 139 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 65 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts; this cycle's ask is 9543% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $135,000

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.04% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.91%
• DSCR: 1.31
• GRM: 8.0

CMA / ARV

• ARV (median comp): $144,914
• List price: $135,000
• Delta: -3.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 E Jefferson St	0.03mi	3/2.0 (-1)	1,460 (+9%)	6mo	$178,500	$122	74
905 S Smelter St	0.02mi	3/2.0 (-1)	1,440 (+7%)	10mo	$122,000	$85	74
103 E Madison St	0.36mi	4/2.0	1,424 (+6%)	2mo	$99,900	$70	72
310 E Park St	0.28mi	3/2.0 (-1)	1,215 (-10%)	6mo	$150,000	$123	61
307 E Adams St	0.21mi	3/2.0 (-1)	1,188 (-12%)	6mo	$85,000	$72	61
124 W Park St	0.58mi	3/2.0 (-1)	1,412 (+5%)	6mo	$79,000	$56	55
306 W Kansas St	0.70mi	4/1.0	1,314 (-2%)	10mo	$120,000	$91	51
122 W Monroe St	0.52mi	3/1.0 (-1)	1,272 (-5%)	15mo	$112,000	$88	45
223 W Forest St	0.69mi	3/1.0 (-1)	1,304 (-3%)	12mo	$100,000	$77	44
910 S Walnut N/A	0.55mi	3/1.5 (-1)	1,235 (-8%)	15mo	$67,500	$55	41
216 W Forest N/A	0.68mi	3/2.0 (-1)	1,156 (-14%)	13mo	$135,000	$117	29
1503 Randall Dr	0.72mi	3/2.0 (-1)	1,536 (+14%)	10mo	$190,000	$124	29

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-628
• Equity at exit: $20,129

10-year hold

• IRR: 13.7%
• Equity multiple: 2.35×
• Total profit: $50,903
• Equity at exit: $11,672

Cash invested: $37,800 (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 66762

• Rents YoY: 13.8%
• Active inventory: 139
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,398 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$122 /mo · $1,469/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $218

Break-even live

Break-even rent $1,122

Max offer price $135,000

Occupancy floor 79%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
719 E Madison St Apt A Pittsburg, KS	3.0	3.0	1300	$1,200	$0.92	43d	1	0.34mi

Listing history 12 events

1. 2026-05-13
   listed $1,400
2. 2026-05-13
   historical $1,400
3. 2026-05-09
   listed $1,400
4. 2026-05-07
   historical
5. 2026-05-03
   price $140,000
6. 2026-04-21
   price $155,000
7. 2026-03-10
   price $167,000
8. 2026-02-10
   listed $175,000 Active
9. 2025-07-26
   historical $1,300
10. 2025-07-15
    listed $1,300
11. 2025-07-15
    historical $1,300
12. 2025-07-11
    listed $1,300

ⓘ 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: $1,469 · $122/mo
• Projected year-2 tax: $1,904 · $159/mo
• Expected delta: +$435/yr (+$36/mo · 29.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,775
• − Mortgage interest: −$7,562
• − Property taxes: −$1,469
• − Insurance: −$675
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$3,927
• Taxable income: $458
• Est. tax owed @ 24.0%: −$110
• After-tax cash flow: $2,503/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: Pittsburg
• NCES district ID: 2010710
• Math proficiency: 29% ▼ -5.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $33,608
• Composite: 24.63/100
• National rank: #7629
• State rank: #111 of 169 in KS

Livability — Pittsburg

• Score: 66/100
• State rank: #270
• US rank: #12149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pittsburg, KS
• County: Crawford County · 24,907 people
• City population: 24,907
• Metro: Pittsburg, KS
• Population (ZIP): 24,907
• Household income: $50,511
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1186.0

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,393 people
• By 2030: 39,540 · +0.4%
• By 2040: 39,452 · +0.1%
• By 2050: 39,188 · -0.5%
• By 2075: 39,038 · -0.9%
• By 2100: 38,219 · -3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Two or more races 5% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 1%

Political lean MEDSL · Crawford

• 2024 margin: Strong R (+25.3) · D 36.5% · R 61.7% · Other 1.8%
• 2008→2024 swing: -26.7pp toward R · 2008: 1.4pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+23.1 2016: R+23.1 2012: R+6.5 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.14%
• Current HPI: 158.7878
• Rent YoY: ▲ 13.80%
• Metro: Pittsburg, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+7.7% since first listed

12 events — show timeline

• 2026-05-13 Listed for Rent $1,400 TENANTTURNER2
• 2026-05-13 Rental Removed $1,400 APPFOLIO
• 2026-05-09 Listed for Rent $1,400 APPFOLIO
• 2026-05-07 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-05-03 Price Changed $140,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $155,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $167,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-10 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-26 Rental Removed $1,300 TENANTTURNER2
• 2025-07-15 Listed for Rent $1,300 TENANTTURNER2
• 2025-07-15 Rental Removed $1,300 APPFOLIO
• 2025-07-11 Listed for Rent $1,300 APPFOLIO

Property tax history

+5.5%/yr

Latest (2025): $1,469 · +12.3% YoY. Source: county tax records.