112 W Kansas Ave · Blue Mound, KS 66010

$79,000

2 bd · 1.0 ba · 240 sqft · SingleFamily public records · 114 Days on market

Built 2022 10,650 sqft lot

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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 +20.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Schools +2.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Rare opportunity to own a turn key income producing rental business! Property is set up with 2 fully furnished cabins in great condition - like new! Each cabin sleeps multiple people with multiple beds each. City water and sewer and situated on a corner lot. In addition, there are RV plugs, water hydrants, and sewer in place for additional income avenues. This is an excellent business opportunity due to the number of hunters that frequent our area as well as limited options within close proximity. The owners are currently renting the cabins on a nightly bases. Hit the ground running with this solid investment property!

Key facts

• Water hydrants
• Sewer in place
• Business opportunity

Tags

• FULLY FURNISHED CABINS
• CORNER LOT
• RV PLUGS
• WATER HYDRANTS
• SEWER IN PLACE
• BUSINESS OPPORTUNITY

Property features AI

Finance

• Other: Not in a flood plain
• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Other property subtype; Approximately 480 above-grade finished area
• Construction: Log and wood siding construction; Composition and metal roof
• Exterior features: City lot on a corner; Level lot

Interior

• Kitchen: Kitchen combined with dining area
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: Laminate and luxury vinyl flooring; Kitchen-dining combo; Basement (other features)
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($815 rent vs $79k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#613 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: health & safety C-, schools F, amenities F.
• Jayhawk (rural): math 32% / reading 30% proficiency, ranked #95 of 169 in KS (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 97 units permitted in Linn County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($546 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $7k; list at $79k implies a 1029% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.03% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 8.1

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: 28.1%
• Equity multiple: 3.23×
• Total profit: $49,292
• Equity at exit: $71,169

10-year hold

• IRR: 24.5%
• Equity multiple: 7.34×
• Total profit: $140,262
• Equity at exit: $153,480

Cash invested: $22,120 (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 66010

• Home prices YoY: 3.3%
• Active inventory: 5
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $815 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $98

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 83%

Sensitivity live

Price	-10% $153	-5% $125	+0% $98	+5% $71	+10% $44
Rent	-10% $34	-5% $66	+0% $98	+5% $130	+10% $163
Rate	-1.0pp $138	-0.5pp $118	base $98	+0.5pp $78	+1.0pp $57

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $79,000 Active 114 DOM
2. 2026-06-17
   days on market $79,000 Active 113 DOM
3. 2026-06-16
   days on market $79,000 Active 112 DOM
4. 2026-06-15
   days on market $79,000 Active 111 DOM
5. 2026-06-13
   days on market $79,000 Active 109 DOM
6. 2026-06-12
   days on market $79,000 Active 108 DOM
7. 2026-06-09
   days on market $79,000 Active 105 DOM
8. 2026-06-08
   days on market $79,000 Active 104 DOM
9. 2026-06-07
   days on market $79,000 Active 103 DOM
10. 2026-06-05
    days on market $79,000 Active 101 DOM
11. 2026-06-04
    days on market $79,000 Active 99 DOM
12. 2026-06-02
    days on market $79,000 Active 98 DOM
13. 2026-06-01
    days on market $79,000 Active 97 DOM
14. 2026-05-31
    days on market $79,000 Active 96 DOM
15. 2026-05-31
    days on market $79,000 Active 95 DOM
16. 2026-03-17
    price $79,000
17. 2026-02-24
    listed $99,000 Active
18. 2024-06-30
    historical
19. 2024-01-02
    listed $99,900 Active
20. 1989-04-01
    soldstatus $7,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $9,784
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$783
• − Management: −$783
• − Depreciation: −$2,298
• Taxable loss: −$84
• Est. tax savings @ 24.0%: +$20
• After-tax cash flow: $1,199/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: Jayhawk
• NCES district ID: 2007750
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $42,226
• Composite: 26.3/100
• National rank: #7244
• State rank: #95 of 169 in KS

Livability — Blue Mound

• Score: 52/100
• State rank: #613
• US rank: #24957

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Mound, KS
• Population (ZIP): 539

Population outlook (Linn County) Hauer SSP2

• Today (2025): 9,581 people
• By 2030: 9,574 · -0.1%
• By 2040: 9,550 · -0.3%
• By 2050: 9,483 · -1.0%
• By 2075: 9,510 · -0.7%
• By 2100: 8,873 · -7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 6% Serbian 3% Lithuanian 2%
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Linn

• 2024 margin: Solid R (+64.6) · D 17.0% · R 81.6% · Other 1.4%
• 2008→2024 swing: -28.6pp toward R · 2008: -36.0pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+62.8 2016: R+62.1 2012: R+45.9 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.71%
• Current HPI: 429.5994
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1028.6% since first listed

5 events — show timeline

• 2026-03-17 Price Changed $79,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-24 Listed $99,000 Heartland MLS as Distributed by MLS Grid
• 2024-06-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-01-02 Listed $99,900 Heartland MLS as Distributed by MLS Grid
• 1989-04-01 Sold (Public Records) $7,000 Public Records