111 S Jefferson St · Eureka, KS 67045

$135,000

2 bd · 1.0 ba · 1,310 sqft · SingleFamily public records · 119 Days on market

Built 1964 0.34 ac lot

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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).

• Appreciation +9.8/10.0
• Cash flow +8.9/30.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1964

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: 2-car garage
• Security:
• Utilities: Public water; Sewer available; Natural gas available
• Home design: Single-family onsite-built home
• Construction: Composition roof; Full foundation (no egress windows)
• Exterior features: One-level property; Covered patio; Storage structure

Interior

• Kitchen: Dishwasher; Refrigerator; Range
• Bedrooms:
• Flooring:
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Unfinished basement; Covered patio; Storage structure; Trash compactor
• Laundry & utility: Main floor laundry in a separate room with sink and 220V outlet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (22.7% below list).
• Recommended offer: $104k (22.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#192 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.
• Eureka (rural): math 28% / reading 39% proficiency, ranked #86 of 169 in KS (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marshall Elementary School (math 37% / reading 42%, grade F, #321 of 684 statewide, top 52%, 307 students, 67% FRL); Eureka Jr/Sr High (math 22% / reading 37%, grade F, #60 of 327 statewide, top 24%, 252 students, 56% FRL).
• Market conditions: 24 active listings in the ZIP; 3 units permitted in Greenwood County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $13k appreciation (9.5% local appreciation)).
• Greenwood County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; list at $135k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,330 (22.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.45%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.64×
• Total profit: $62,066
• Equity at exit: $116,780

10-year hold

• IRR: 18.9%
• Equity multiple: 5.95×
• Total profit: $187,159
• Equity at exit: $246,864

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 67045

• Home prices YoY: 5.5%
• Active inventory: 24
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $-109

Break-even live

Break-even rent $1,181

Max offer price $119,264

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-62	+0% $-109	+5% $-155	+10% $-202
Rent	-10% $-191	-5% $-150	+0% $-109	+5% $-68	+10% $-26
Rate	-1.0pp $-41	-0.5pp $-74	base $-109	+0.5pp $-144	+1.0pp $-179

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: —

Listing history 30 events

1. 2026-06-22
   days on market $135,000 Active 119 DOM
2. 2026-06-21
   days on market $135,000 Active 118 DOM
3. 2026-06-21
   days on market $135,000 Active 117 DOM
4. 2026-06-18
   days on market $135,000 Active 115 DOM
5. 2026-06-17
   days on market $135,000 Active 114 DOM
6. 2026-06-16
   days on market $135,000 Active 113 DOM
7. 2026-06-15
   days on market $135,000 Active 112 DOM
8. 2026-06-13
   days on market $135,000 Active 110 DOM
9. 2026-06-12
   days on market $135,000 Active 109 DOM
10. 2026-06-09
    days on market $135,000 Active 106 DOM
11. 2026-06-08
    days on market $135,000 Active 105 DOM
12. 2026-06-07
    days on market $135,000 Active 104 DOM
13. 2026-06-05
    pricedays on market $135,000 Active 102 DOM
14. 2026-06-04
    days on market $140,000 Active 100 DOM
15. 2026-06-02
    days on market $140,000 Active 99 DOM
16. 2026-06-01
    days on market $140,000 Active 98 DOM
17. 2026-05-31
    days on market $140,000 Active 97 DOM
18. 2026-05-31
    days on market $140,000 Active 96 DOM
19. 2026-03-18
    price $140,000
20. 2026-02-23
    listed $145,000 Active
21. 2026-01-22
    historical
22. 2025-10-16
    price $150,000
23. 2025-09-25
    price $160,000
24. 2025-08-01
    listed $165,000 Active
25. 2013-04-03
    listed $89,500
26. 2011-07-05
    historical
27. 2011-05-04
    listed $89,500
28. 2011-01-24
    historical
29. 2010-07-23
    listed $89,500
30. 2005-07-01
    soldstatus $51,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,520
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$3,927
• Taxable loss: −$3,673
• Est. tax savings @ 24.0%: +$881
• After-tax cash flow: $-423/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: Eureka
• NCES district ID: 2006120
• Math proficiency: 28% ▼ -1.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $37,104
• Composite: 27.83/100
• National rank: #6885
• State rank: #86 of 169 in KS

Livability — Eureka

• Score: 69/100
• State rank: #192
• US rank: #8682

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eureka, KS
• Population (ZIP): 3,119

Population outlook (Greenwood County) Hauer SSP2

• Today (2025): 5,505 people
• By 2030: 5,103 · -7.3%
• By 2040: 4,287 · -22.1%
• By 2050: 3,576 · -35.0%
• By 2075: 2,370 · -56.9%
• By 2100: 1,459 · -73.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 4% Native American 2%
• Common ancestry: Lithuanian 4% Slovak 2% Iranian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Greenwood

• 2024 margin: Solid R (+61.0) · D 18.8% · R 79.7% · Other 1.5%
• 2008→2024 swing: -17.2pp toward R · 2008: -43.8pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+60.8 2016: R+59.1 2012: R+49.3 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.51%
• Current HPI: 184.0175
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+174.5% since first listed

12 events — show timeline

• 2026-03-18 Price Changed $140,000 SCKMLS as Distributed by MLS Grid
• 2026-02-23 Listed $145,000 SCKMLS as Distributed by MLS Grid
• 2026-01-22 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2025-10-16 Price Changed $150,000 SCKMLS as Distributed by MLS Grid
• 2025-09-25 Price Changed $160,000 SCKMLS as Distributed by MLS Grid
• 2025-08-01 Listed $165,000 SCKMLS as Distributed by MLS Grid
• 2013-04-03 Listed $89,500 SCKMLS as Distributed by MLS Grid
• 2011-07-05 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2011-05-04 Listed $89,500 SCKMLS as Distributed by MLS Grid
• 2011-01-24 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2010-07-23 Listed $89,500 SCKMLS as Distributed by MLS Grid
• 2005-07-01 Sold (Public Records) $51,000 Public Records