1116 N Fossil Street St · Russell, KS 67665

$108,300

3 bd · 2.0 ba · 1,234 sqft · SingleFamily public records · 34 Days on market

Built 1929 7,656 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 +16.6/30.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Key facts

• Cabinet storage
• Oversized bedroom
• Dining area

Tags

• LARGE KITCHEN
• DINING AREA
• OVERSIZED BEDROOM
• BUILT-IN WALL OF CLOSETS
• CABINET STORAGE
• UPDATED LAMINATE FLOORING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property
• Exterior features: Lot approximately 58 x 132 (0.17 acre); Zoning: NC.1 / R-1

Interior

• Bedrooms: 3 bedrooms on the main level
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Window coverings; Basement with concrete floor/walls

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $65 ($783/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (4.9% below list).
• Recommended offer: $103k (4.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#186 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Russell County (town): math 22% / reading 26% proficiency, ranked #144 of 169 in KS (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bickerdyke Elem (math 34% / reading 37%, grade F, #386 of 684 statewide, top 56%, 228 students, 55% FRL); Ruppenthal Middle (math 12% / reading 17%, grade F, #180 of 219 statewide, top 83%, 186 students, 59% FRL); Russell High (math 15% / reading 15%, grade F, #249 of 327 statewide, top 79%, 207 students, 55% FRL) — zoned schools average 56% FRL vs 41% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 43 active listings in the ZIP; 6 units permitted in Russell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($749 loan paydown + $8k appreciation (7.3% local appreciation)).
• Russell County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $30k 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 34 days — a 3% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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.
• Current owner paid $40k; list at $108k implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,998 (4.9% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.95% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.45×
• Total profit: $43,952
• Equity at exit: $77,137

10-year hold

• IRR: 19.1%
• Equity multiple: 5.11×
• Total profit: $124,513
• Equity at exit: $148,458

Cash invested: $30,324 (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 67665

• Home prices YoY: 3.8%
• Active inventory: 43
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,030 medium
• Mortgage (P&I): −$568
• Tax est. 1.5%: −$135 /mo · $1,624/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $65

Break-even live

Break-even rent $947

Max offer price $108,300

Occupancy floor 89%

Sensitivity live

Price	-10% $140	-5% $103	+0% $65	+5% $28	+10% $-10
Rent	-10% $-16	-5% $25	+0% $65	+5% $106	+10% $147
Rate	-1.0pp $120	-0.5pp $93	base $65	+0.5pp $37	+1.0pp $9

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: $27,075
• Closing costs: $3,249
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-12
   statusdays on market $108,300 Pending 34 DOM
2. 2026-06-09
   days on market $108,300 Active Under Contract 33 DOM
3. 2026-06-08
   days on market $108,300 Active Under Contract 32 DOM
4. 2026-06-07
   days on market $108,300 Active Under Contract 31 DOM
5. 2026-06-05
   days on market $108,300 Active Under Contract 29 DOM
6. 2026-06-04
   days on market $108,300 Active Under Contract 27 DOM
7. 2026-06-02
   days on market $108,300 Active Under Contract 26 DOM
8. 2026-06-01
   days on market $108,300 Active Under Contract 25 DOM
9. 2026-05-31
   days on market $108,300 Active Under Contract 24 DOM
10. 2026-05-31
    days on market $108,300 Active Under Contract 23 DOM
11. 2026-05-05
    listed $108,300 Active
12. 2011-01-31
    listed $63,900
13. 2001-05-01
    soldstatus $39,887
14. 2001-04-01
    soldstatus $44,950
15. 1996-03-01
    soldstatus $15,000

ⓘ 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 6/10 Major FEMA zone X · 70% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,360
• − Mortgage interest: −$6,066
• − Property taxes: −$1,624
• − Insurance: −$542
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$3,151
• Taxable loss: −$1,001
• Est. tax savings @ 24.0%: +$240
• After-tax cash flow: $1,023/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: Russell County
• NCES district ID: 2011310
• Math proficiency: 22% ▲ 1.00%
• Reading proficiency: 26% ▲ 2.00%
• Median HH income: $41,397
• Composite: 20.4/100
• National rank: #8591
• State rank: #144 of 169 in KS

Livability — Russell

• Score: 69/100
• State rank: #186
• US rank: #8488

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Russell, KS
• Population (ZIP): 4,893

Population outlook (Russell County) Hauer SSP2

• Today (2025): 7,010 people
• By 2030: 7,035 · +0.4%
• By 2040: 7,181 · +2.4%
• By 2050: 7,290 · +4.0%
• By 2075: 8,229 · +17.4%
• By 2100: 8,868 · +26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Scotch-Irish 5% Lithuanian 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Russell

• 2024 margin: Solid R (+61.3) · D 18.4% · R 79.7% · Other 1.9%
• 2008→2024 swing: -7.5pp toward R · 2008: -53.8pp · 2024: -61.3pp
• All cycles: 2024: R+61.3 2020: R+63.4 2016: R+66.4 2012: R+61.2 2008: R+53.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.29%
• Current HPI: 201.0595
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+622.0% since first listed

5 events — show timeline

• 2026-05-05 Listed $108,300 Hays MLS
• 2011-01-31 Listed $63,900 SCKMLS as Distributed by MLS Grid
• 2001-05-01 Sold (Public Records) $39,887 Public Records
• 2001-04-01 Sold (Public Records) $44,950 Public Records
• 1996-03-01 Sold (Public Records) $15,000 Public Records