323 W 16th St · Junction City, KS 66441

$96,000

2 bd · 1.0 ba · 1,126 sqft · SingleFamily public records · 30 Days on market

Built 1920 7,332 sqft lot ↓ 13% since listing

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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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 2 bedroom, 1 bath home with separate dining room and eat-in kitchen area. There is a bonus room, and laundry downstairs in the partial basement. The yard is fully fenced in with a large double-car detached garage. Call Robin with NextHome Unlimited at 785-223-8178 for a showing.

Key facts

• New furnace ac unit
• Eat-in kitchen area
• Separate dining room

Tags

• SEPARATE DINING ROOM
• EAT-IN KITCHEN AREA
• BONUS ROOM
• LAUNDRY DOWNSTAIRS
• PARTIAL BASEMENT
• NEW FURNACE AC UNIT

Property features AI

Exterior

• Parking: Detached 2-car garage
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Patio; Chain link fencing

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Electric heating; Natural gas heating
• Interior features: Eat-in kitchen; Ceiling fan(s); Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $95k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#266 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.
• Geary County Schools (town): math 32% / reading 39% proficiency, ranked #60 of 169 in KS (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.0%/yr); 260 active listings in the ZIP; 93 units permitted in Geary County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $664 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Geary County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,560 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.29% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.33%
• DSCR: 1.55
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.05% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.22×
• Total profit: $6,000
• Equity at exit: $14,314

10-year hold

• IRR: 17.7%
• Equity multiple: 2.68×
• Total profit: $45,172
• Equity at exit: $8,300

Cash invested: $26,880 (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 66441

• Rents YoY: 6.0%
• Active inventory: 260
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$159 /mo · $1,909/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $276

Break-even live

Break-even rent $889

Max offer price $96,000

Occupancy floor 73%

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   statusdays on market $96,000 Pending 30 DOM
2. 2026-06-03
   status $96,000 Active 29 DOM
3. 2026-04-27
   listed $96,000 Active 449-char remark
4. 2026-02-05
   status Pending
5. 2026-01-13
   listed $130,000 Active
6. 2024-03-05
   soldstatus Closed

   Show marketing remark (284 chars)

   Cozy 2 bedroom, 1 bath home with separate dining room and eat-in kitchen area. There is a bonus room, and laundry downstairs in the partial basement. The yard is fully fenced in with a large double-car detached garage. Call Robin with NextHome Unlimited at 785-223-8178 for a showing.

7. 2024-02-06
   status Pending

   Show marketing remark (284 chars)

   Cozy 2 bedroom, 1 bath home with separate dining room and eat-in kitchen area. There is a bonus room, and laundry downstairs in the partial basement. The yard is fully fenced in with a large double-car detached garage. Call Robin with NextHome Unlimited at 785-223-8178 for a showing.

8. 2024-01-22
   listed $110,000 Active

   Show marketing remark (284 chars)

   Cozy 2 bedroom, 1 bath home with separate dining room and eat-in kitchen area. There is a bonus room, and laundry downstairs in the partial basement. The yard is fully fenced in with a large double-car detached garage. Call Robin with NextHome Unlimited at 785-223-8178 for a showing.

ⓘ 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: $1,909 · $159/mo
• Projected year-2 tax: $1,909 · $159/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,867
• − Mortgage interest: −$5,377
• − Property taxes: −$1,909
• − Insurance: −$480
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$2,793
• Taxable income: $1,929
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $2,852/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: Geary County Schools
• NCES district ID: 2007890
• Math proficiency: 32% ▲ 1.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $44,319
• Composite: 30.2/100
• National rank: #6306
• State rank: #60 of 169 in KS

Livability — Junction City

• Score: 66/100
• State rank: #266
• US rank: #11965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Junction City, KS
• County: Geary County · 25,828 people
• City population: 25,828
• Metro: Manhattan, KS
• Population (ZIP): 25,828
• Household income: $59,522
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 950.0

Population outlook (Geary County) Hauer SSP2

• Today (2025): 37,364 people
• By 2030: 38,234 · +2.3%
• By 2040: 39,727 · +6.3%
• By 2050: 40,314 · +7.9%
• By 2075: 44,283 · +18.5%
• By 2100: 46,935 · +25.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 53% Black 19% Two or more races 15% Hispanic / Latino 15% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 4%
• Common ancestry: Lithuanian 3% Italian 2% Portuguese 2%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 85% English-only · Spanish 9% German/W. Germanic 1% Korean 1%

Political lean MEDSL · Geary

• 2024 margin: R (+17.6) · D 40.1% · R 57.7% · Other 2.2%
• 2008→2024 swing: -5.2pp toward R · 2008: -12.4pp · 2024: -17.6pp
• All cycles: 2024: R+17.6 2020: R+14.7 2016: R+21.7 2012: R+14.4 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -152.25%
• Current HPI: 137.9936
• Rent YoY: ▲ 6.05%
• Metro: Manhattan, KS
• State GDP YoY: —
• F500 in state: 0

Price history

-12.7% since first listed

9 events — show timeline

• 2026-06-03 Pending — FHAOR as distributed by MLS GRID
• 2026-06-02 Relisted — FHAOR as distributed by MLS GRID
• 2026-05-27 Pending — FHAOR as distributed by MLS GRID
• 2026-04-27 Listed $96,000 FHAOR as distributed by MLS GRID
• 2026-02-05 Pending — FHAOR as distributed by MLS GRID
• 2026-01-13 Listed $130,000 FHAOR as distributed by MLS GRID
• 2024-03-05 Sold (MLS) — FHAOR as distributed by MLS GRID
• 2024-02-06 Pending — FHAOR as distributed by MLS GRID
• 2024-01-22 Listed $110,000 FHAOR as distributed by MLS GRID

Property tax history

+5.4%/yr

Latest (2025): $1,909 · +1.1% YoY. Source: county tax records.