527 S Kansas Ave · Columbus, KS 66725

$94,900

2 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 19 Days on market

Built 1900 5,850 sqft lot Est $81k · 17% over

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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).

• Cash flow +19.9/30.0
• DSCR +6.3/10.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a all rock home. It has the potential of being a 4 bedroom or having two living spaces. The yard was fully fenced in last year with white vinyl fencing.

Key facts

• Covered front porch
• Huge sunroom
• Vinyl privacy fence

Tags

• COVERED FRONT PORCH
• UNIQUE STONE EXTERIOR
• SPACIOUS LIVING ROOM
• HUGE SUNROOM
• VINYL PRIVACY FENCE
• GREAT PATIO

Property features AI

Finance

• Other: Located inside city limits
• HOA & community: No association fees

Exterior

• Parking: Attached garage with garage door opener; garage faces front (1-car)
• Utilities: Public water; Public sewer
• Home design: Single family residence (attached property); Bungalow floor plan; Faces east
• Construction: Lap siding with stone & frame accents; Composition roof; Crawl space foundation; Estimated above-grade finished area
• Exterior features: Patio; Covered patio; Privacy fencing; City lot in city limits; Level lot; Paved road with public maintenance

Interior

• Kitchen: Microwave; Refrigerator; Gas range; Vinyl kitchen flooring
• Bedrooms: Three bedrooms — two on the main level, one on the upper level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom with tub only and vinyl flooring
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Painted cabinets; Window coverings; Storm windows; Sun room; Eat-in kitchen; Crawl space basement
• Laundry & utility: Laundry in hall on the main level

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 $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (5.2% below list).
• Recommended offer: $90k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 5.4% in Columbus — 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 73/100 on livability (#96 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: schools D-, amenities F, commute F.
• Columbus (town): math 22% / reading 35% proficiency, ranked #120 of 169 in KS (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 40 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 17 units permitted in Cherokee 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.
• Cherokee County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000 (5.2% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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: 0.95% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.14%
• DSCR: 1.23
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $81,328
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 W Mulberry St	0.10mi	2/1.0	1,223 (+2%)	18mo	$60,000	$49	76
501 S Kansas St	0.06mi	2/1.0	1,068 (-11%)	10mo	$80,000	$75	71
533 S Indiana Ave	0.07mi	3/1.0 (+1)	1,149 (-4%)	18mo	$30,000	$26	70
509 S Pennsylvania Ave	0.08mi	3/1.0 (+1)	1,280 (+7%)	13mo	$94,000	$73	69
506 S Delaware Ave	0.18mi	3/1.5 (+1)	1,148 (-4%)	12mo	$95,000	$83	68
200 E Country Rd	0.19mi	3/1.0 (+1)	1,263 (+6%)	10mo	$95,000	$75	68
401 S Lynn Ave	0.36mi	3/1.0 (+1)	1,068 (-11%)	1mo	$45,000	$42	59
525 S Delaware St	0.14mi	2/1.0	1,066 (-11%)	20mo	$90,000	$84	59
321 W Maple St	0.44mi	1/1.0 (-1)	1,104 (-8%)	8mo	$49,999	$45	55
213 N Illinois St	0.72mi	3/1.5 (+1)	1,162 (-3%)	19mo	$35,000	$30	39
908 W Pine St	0.72mi	3/1.0 (+1)	1,035 (-14%)	16mo	$70,000	$68	26
315 N Highland Ave	0.73mi	3/2.0 (+1)	1,352 (+13%)	13mo	$40,000	$30	24

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-8,147
• Equity at exit: $14,150

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $2,155
• 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 66725

• Home prices YoY: -11.7%
• Active inventory: 40
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$60 /mo · $719/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $114

Break-even live

Break-even rent $756

Max offer price $94,900

Occupancy floor 82%

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Northeast Ave Columbus, KS	1.0	1.0	900	$900	$1.00	21d	1	0.85mi

Listing history 15 events

1. 2026-06-19
   days on market $94,900 Active 19 DOM
2. 2026-06-18
   days on market $94,900 Active 18 DOM
3. 2026-06-17
   days on market $94,900 Active 17 DOM
4. 2026-06-16
   days on market $94,900 Active 16 DOM
5. 2026-06-15
   days on market $94,900 Active 15 DOM
6. 2026-06-14
   days on market $94,900 Active 13 DOM
7. 2026-06-13
   days on market $94,900 Active 12 DOM
8. 2026-06-10
   days on market $94,900 Active 10 DOM
9. 2026-06-09
   days on market $94,900 Active 9 DOM
10. 2026-06-08
    days on market $94,900 Active 8 DOM
11. 2026-06-07
    days on market $94,900 Active 7 DOM
12. 2026-06-05
    days on market $94,900 Active 4 DOM
13. 2026-06-03
    days on market $94,900 Active 3 DOM
14. 2026-06-02
    days on market $94,900 Active 2 DOM
15. 2026-06-01
    listed $94,900 Active 1 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: $719 · $60/mo
• Projected year-2 tax: $1,338 · $112/mo
• Expected delta: +$619/yr (+$52/mo · 86.2%)

ⓘ 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 5/10 Major 7 d/yr ≥108°F today · 20 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: $10,800
• − Mortgage interest: −$5,316
• − Property taxes: −$719
• − Insurance: −$474
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,761
• Taxable loss: −$198
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $1,414/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: Columbus
• NCES district ID: 2005070
• Math proficiency: 22% ▼ -1.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $41,308
• Composite: 24.08/100
• National rank: #7756
• State rank: #120 of 169 in KS

Livability — Columbus

• Score: 73/100
• State rank: #96
• US rank: #5460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbus, KS
• Population (ZIP): 5,102

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 18,848 people
• By 2030: 17,862 · -5.2%
• By 2040: 15,850 · -15.9%
• By 2050: 13,915 · -26.2%
• By 2075: 10,102 · -46.4%
• By 2100: 6,977 · -63.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Black 2% Hispanic / Latino 2% Native American 1%
• Common ancestry: Italian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+52.9) · D 22.6% · R 75.5% · Other 1.9%
• 2008→2024 swing: -29.2pp toward R · 2008: -23.7pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+49.9 2016: R+48.4 2012: R+29.5 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.61%
• Current HPI: 216.89
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+143.3% since first listed

3 events — show timeline

• 2026-05-31 Listed $94,900 Heartland MLS as Distributed by MLS Grid
• 2014-02-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-09-03 Listed $39,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+0.5%/yr

Latest (2025): $719 · +8.9% YoY. Source: county tax records.