1314 S 26th St · Parsons, KS 67357

$109,000

3 bd · 2.0 ba · 1,612 sqft · SingleFamily public records · 12 Days on market

Built 2001 0.81 ac lot Est $147k · 26% under

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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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Key facts

• Newer heater
• Open concept
• Attached bathroom

Tags

• FENCED IN BACK YARD
• DECK
• OPEN CONCEPT
• ATTACHED BATHROOM
• NEWER A C UNIT
• NEWER HEATER

Property features AI

Finance

• Other: Living area reported as 1,612 (source: public records); Age approximately 21–30 years
• HOA & community: No association fees

Exterior

• Parking: Attached parking; Carport; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Manufactured home (manufactured type); Ranch floor plan
• Construction: Frame construction; Composition roof
• Exterior features: Deck; Metal fencing; Lot approximately 0.81 acres; Not in a flood plain

Interior

• Kitchen: Eat-in kitchen; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling (air conditioning)
• Interior features: Dishwasher; Eat-in kitchen
• Laundry & utility: Dedicated laundry room; Concrete basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Cap rate 7.6% vs local median 4.6% in Parsons — 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 70/100 on livability (#164 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools F, crime F.
• Parsons (town): math 21% / reading 28% proficiency, ranked #143 of 169 in KS (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 43 active listings in the ZIP; 1 units permitted in Labette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Labette County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $32k; list at $109k implies a 241% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,000

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. 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?
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: 1.02% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.77%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $146,692
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2330 Briggs Ave Ave	0.18mi	3/2.0	1,580 (-2%)	2mo	$130,000	$82	87
1222 Richard Ave	0.18mi	3/2.0	1,491 (-8%)	2mo	$114,000	$76	77
1018 S 29th St	0.30mi	3/2.0	1,692 (+5%)	18mo	$178,500	$105	63
2813 Ward Ave	0.24mi	4/2.0 (+1)	1,425 (-12%)	2mo	$85,000	$60	63
3107 Wilson Ave	0.52mi	3/1.5	1,596 (-1%)	17mo	$149,000	$93	58
3109 Wilson Ave	0.54mi	3/2.5	1,696 (+5%)	16mo	$155,000	$91	51
1107 30th Dr	0.40mi	3/2.0	1,735 (+8%)	22mo	$130,000	$75	51
3105 Appleton Ave	0.65mi	3/2.0	1,746 (+8%)	9mo	$134,900	$77	49
3008 Southern Ave	0.48mi	4/2.0 (+1)	1,425 (-12%)	9mo	$195,000	$137	46
3110 Partridge Ave	0.54mi	4/2.0 (+1)	1,812 (+12%)	14mo	$165,000	$91	38
2720 Appleton Ave	0.46mi	3/2.5	1,820 (+13%)	23mo	$169,900	$93	36
615 S 23rd St	0.52mi	3/1.0	1,400 (-13%)	22mo	$95,000	$68	31

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-9,926
• Equity at exit: $16,252

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,365
• Equity at exit: $9,424

Cash invested: $30,520 (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 67357

• Home prices YoY: -20.4%
• Active inventory: 43
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $121

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 84%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $109,000 Active 12 DOM
2. 2026-06-17
   days on market $109,000 Active 11 DOM
3. 2026-06-16
   days on market $109,000 Active 10 DOM
4. 2026-06-16
   price $109,000 Active 9 DOM
5. 2026-06-15
   days on market $120,000 Active 9 DOM
6. 2026-06-13
   days on market $120,000 Active 7 DOM
7. 2026-06-12
   days on market $120,000 Active 6 DOM
8. 2026-06-09
   days on market $120,000 Active 3 DOM
9. 2026-06-08
   days on market $120,000 Active 2 DOM
10. 2026-06-07
    listed $120,000 Active 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 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: $13,283
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$3,171
• Taxable loss: −$299
• Est. tax savings @ 24.0%: +$72
• After-tax cash flow: $1,526/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: Parsons
• NCES district ID: 2010560
• Math proficiency: 21% ▼ -7.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $37,868
• Composite: 20.46/100
• National rank: #8576
• State rank: #143 of 169 in KS

Livability — Parsons

• Score: 70/100
• State rank: #164
• US rank: #7726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parsons, KS
• City population: 11,786
• Population (ZIP): 11,786

Population outlook (Labette County) Hauer SSP2

• Today (2025): 19,413 people
• By 2030: 18,552 · -4.4%
• By 2040: 16,701 · -14.0%
• By 2050: 14,832 · -23.6%
• By 2075: 11,046 · -43.1%
• By 2100: 8,020 · -58.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 7% Hispanic / Latino 7% Black 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Labette

• 2024 margin: Solid R (+38.2) · D 30.1% · R 68.3% · Other 1.6%
• 2008→2024 swing: -25.3pp toward R · 2008: -12.9pp · 2024: -38.2pp
• All cycles: 2024: R+38.2 2020: R+36.0 2016: R+37.9 2012: R+20.2 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.97%
• Current HPI: 147.8259
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+900.0% since first listed

4 events — show timeline

• 2026-06-06 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2005-08-01 Sold (Public Records) $32,000 Public Records
• 2002-12-01 Sold (Public Records) $65,565 Public Records
• 2001-06-01 Sold (Public Records) $12,000 Public Records