2305 Cleveland Ave · Baxter Springs, KS 66713

$19,900

4 bd · 3.0 ba · 2,594 sqft · SingleFamily public records · 13 Days on market

Built 2001 ↓ 4% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all Investors! Large home on corner lot in need of repair. Loaded with so much potential. Newer vinyl windows and had some other updates. It recently was a family home with a one bedroom apartment in front. Due to property needing a clean out, room measurements are not provided at this time.

Key facts

• Built 2001
• Listed 12 days

Property features AI

Exterior

• Home design: Single-family house
• Exterior features: Lot of approximately 21,344 sq ft

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $953 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).

Location & tenants

• Location reads 75/100 on livability (#63 in KS, #3,952 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools F, amenities F.
• Baxter Springs (town): math 31% / reading 39% proficiency, ranked #64 of 169 in KS (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 54 active listings in the ZIP; 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 $138 of loan paydown is wiped out by about $597 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 4y ago; this cycle's ask has dropped $5k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major 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 $19,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 6.85% ✓
• Cap rate: 63.77%
• Cash-on-cash: 205.26%
• DSCR: 10.13
• GRM: 1.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 11.32×
• Total profit: $57,491
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 24.02×
• Total profit: $128,276
• Equity at exit: $1,721

Cash invested: $5,572 (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 66713

• Home prices YoY: -17.7%
• Active inventory: 54
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,362 medium
• Mortgage (P&I): −$104
• Tax from tax record: −$10 /mo · $124/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $953

Break-even live

Break-even rent $156

Max offer price $19,900

Occupancy floor 25%

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Listing history 47 events

1. 2026-06-18
   days on market $19,900 Active 13 DOM
2. 2026-06-17
   days on market $19,900 Active 12 DOM
3. 2026-06-16
   days on market $19,900 Active 11 DOM
4. 2026-06-15
   days on market $19,900 Active 10 DOM
5. 2026-06-13
   days on market $19,900 Active 8 DOM
6. 2026-06-12
   days on market $19,900 Active 7 DOM
7. 2026-06-09
   days on market $19,900 Active 4 DOM
8. 2026-06-08
   days on market $19,900 Active 3 DOM
9. 2026-06-07
   pricedays on marketlisting id $19,900 Active 2 DOM
10. 2026-06-05
    days on market $25,000 Active 210 DOM
11. 2026-06-04
    days on market $25,000 Active 208 DOM
12. 2026-06-02
    days on market $25,000 Active 207 DOM
13. 2026-06-01
    days on market $25,000 Active 206 DOM
14. 2026-05-31
    days on market $25,000 Active 205 DOM
15. 2026-05-31
    days on market $25,000 Active 204 DOM
16. 2025-11-07
    listed $25,000 Active
17. 2025-05-18
    historical $859
18. 2025-05-01
    listed $859
19. 2024-08-28
    historical $859
20. 2024-08-07
    listed $859
21. 2024-06-20
    historical $859
22. 2024-05-15
    historical $859
23. 2024-04-23
    listed $859
24. 2024-04-10
    historical $859
25. 2024-03-15
    listed $859
26. 2024-03-15
    historical $859
27. 2024-03-14
    listed $859
28. 2024-03-14
    historical $859
29. 2024-02-13
    listed $859
30. 2024-02-09
    historical $859
31. 2024-01-25
    listed $859
32. 2024-01-18
    historical $859
33. 2024-01-18
    listed $859
34. 2024-01-06
    listed
35. 2023-12-03
    historical
36. 2023-12-03
    listed
37. 2023-11-07
    historical
38. 2023-11-05
    listed
39. 2023-10-15
    historical
40. 2023-10-09
    listed
41. 2023-09-13
    historical
42. 2023-09-11
    listed
43. 2023-08-23
    historical
44. 2023-07-12
    listed
45. 2023-02-24
    soldstatus 300-char remark

    Show marketing remark (300 chars)

    Calling all Investors! Large home on corner lot in need of repair. Loaded with so much potential. Newer vinyl windows and had some other updates. It recently was a family home with a one bedroom apartment in front. Due to property needing a clean out, room measurements are not provided at this time.

46. 2022-09-27
    listed $41,000 300-char remark

    Show marketing remark (300 chars)

    Calling all Investors! Large home on corner lot in need of repair. Loaded with so much potential. Newer vinyl windows and had some other updates. It recently was a family home with a one bedroom apartment in front. Due to property needing a clean out, room measurements are not provided at this time.

47. 1994-02-01
    soldstatus $26,000

ⓘ 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: $124 · $10/mo
• Projected year-2 tax: $281 · $23/mo
• Expected delta: +$156/yr (+$13/mo · 125.8%)

ⓘ 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 6/10 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: $16,346
• − Mortgage interest: −$1,115
• − Property taxes: −$124
• − Insurance: −$100
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$579
• Taxable income: $11,813
• Est. tax owed @ 24.0%: −$2,835
• After-tax cash flow: $8,602/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: Baxter Springs
• NCES district ID: 2003810
• Math proficiency: 31% ▼ -1.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $40,038
• Composite: 29.37/100
• National rank: #6529
• State rank: #64 of 169 in KS

Livability — Baxter Springs

• Score: 75/100
• State rank: #63
• US rank: #3952

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baxter Springs, KS
• Population (ZIP): 5,560

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 4% Native American 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Scotch-Irish 6% Slovak 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

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: ▼ -37.71%
• Current HPI: 175.5431
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-3.8% since first listed

32 events — show timeline

• 2025-11-07 Listed $25,000 ForSaleByOwner.com
• 2025-05-18 Rental Removed $859 Hemlane
• 2025-05-01 Listed for Rent $859 Hemlane
• 2024-08-28 Rental Removed $859 Avail
• 2024-08-07 Listed for Rent $859 Avail
• 2024-06-20 Rental Removed $859 RENT.
• 2024-05-15 Rental Removed $859 Avail
• 2024-04-23 Listed for Rent $859 Avail
• 2024-04-10 Rental Removed $859 APPFOLIO
• 2024-03-15 Listed for Rent $859 APPFOLIO
• 2024-03-15 Rental Removed $859 Avail
• 2024-03-14 Listed for Rent $859 Avail
• 2024-03-14 Rental Removed $859 APPFOLIO
• 2024-02-13 Listed for Rent $859 RENT.
• 2024-02-09 Rental Removed $859 RENT.
• 2024-01-25 Listed for Rent $859 RENT.
• 2024-01-18 Rental Removed $859 Avail
• 2024-01-18 Listed for Rent $859 APPFOLIO
• 2024-01-06 Listed for Rent — Avail
• 2023-12-03 Rental Removed — Avail
• 2023-12-03 Listed for Rent — Avail
• 2023-11-07 Rental Removed — Avail
• 2023-11-05 Listed for Rent — Avail
• 2023-10-15 Rental Removed — Avail
• 2023-10-09 Listed for Rent — Avail
• 2023-09-13 Rental Removed — Avail
• 2023-09-11 Listed for Rent — Avail
• 2023-08-23 Rental Removed — Avail
• 2023-07-12 Listed for Rent — Avail
• 2023-02-24 Sold (MLS) — OGAR
• 2022-09-27 Listed $41,000 OGAR
• 1994-02-01 Sold (Public Records) $26,000 Public Records

Property tax history

-15.9%/yr

Latest (2025): $124 · -58.0% YoY. Source: county tax records.