112 Janett St · West Mineral, KS 66782

$74,000

3 bd · 1.0 ba · 1,268 sqft · SingleFamily public records · 291 Days on market

Built 1900 0.55 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Back on Market! No fault of Sellers, Buyer lost financing. Looking for a Hunting hang out when you come to town? Are wanting to be close to fishing and hunting, this is it! A great property for using for lodging when coming into the area to fish and hunt. Home away from home! The house has over 1200 sq. feet. It has 3 bedrooms and 1 full bath. The kitchen is spacious and comes with all the appliances, including a new gas stove. The washer and dryer stays too. The property is on city utilities. The farmhouse feels like you are in the country, but you are in a small community. The property is selling as is. Cash or conventional loan This does not include the McClung address at listed price.

Key facts

• City utilities
• Spacious kitchen
• Small community

Tags

• SPACIOUS KITCHEN
• NEW GAS STOVE
• CITY UTILITIES
• SMALL COMMUNITY

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan; Residential property
• Construction: Vinyl siding; Wood siding; Composition roof; Home is over 100 years old
• Exterior features: Fenced (other); Acreage lot

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Window unit cooling
• Interior features: Eat-in kitchen; Basement (other)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#464 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Cherokee (rural): math 23% / reading 32% proficiency, ranked #127 of 169 in KS (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP; 17 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($512 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 291 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $74k implies a 867% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 291 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.43% ✓
• Cap rate: 12.79%
• Cash-on-cash: 23.22%
• DSCR: 2.03
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $171,180
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Olive St	0.15mi	3/2.0	1,188 (-6%)	20mo	$160,000	$135	62

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: 29.4%
• Equity multiple: 2.66×
• Total profit: $34,416
• Equity at exit: $33,274

10-year hold

• IRR: 29.8%
• Equity multiple: 5.18×
• Total profit: $86,704
• Equity at exit: $51,279

Cash invested: $20,720 (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 66782

• Active inventory: 4
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$388
• Tax from tax record: −$17 /mo · $204/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $401

Break-even live

Break-even rent $552

Max offer price $74,000

Occupancy floor 57%

Sensitivity live

Price	-10% $443	-5% $422	+0% $401	+5% $380	+10% $359
Rent	-10% $317	-5% $359	+0% $401	+5% $443	+10% $485
Rate	-1.0pp $438	-0.5pp $420	base $401	+0.5pp $382	+1.0pp $362

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $74,000 Active 291 DOM
2. 2026-06-18
   days on market $74,000 Active 290 DOM
3. 2026-06-17
   days on market $74,000 Active 289 DOM
4. 2026-06-16
   days on market $74,000 Active 288 DOM
5. 2026-06-15
   days on market $74,000 Active 287 DOM
6. 2026-06-14
   days on market $74,000 Active 285 DOM
7. 2026-06-12
   days on market $74,000 Active 284 DOM
8. 2026-06-09
   days on market $74,000 Active 281 DOM
9. 2026-06-08
   days on market $74,000 Active 280 DOM
10. 2026-06-07
    days on market $74,000 Active 279 DOM
11. 2026-06-05
    days on market $74,000 Active 277 DOM
12. 2026-06-03
    days on market $74,000 Active 275 DOM
13. 2026-06-02
    days on market $74,000 Active 274 DOM
14. 2026-06-01
    days on market $74,000 Active 273 DOM
15. 2026-05-31
    days on market $74,000 Active 272 DOM
16. 2026-05-30
    days on market $74,000 Active 271 DOM
17. 2026-03-12
    price $74,000
18. 2026-03-11
    price $74,000 697-char remark

    Show marketing remark (697 chars)

    Back on Market! No fault of Sellers, Buyer lost financing. Looking for a Hunting hang out when you come to town? Are wanting to be close to fishing and hunting, this is it! A great property for using for lodging when coming into the area to fish and hunt. Home away from home! The house has over 1200 sq. feet. It has 3 bedrooms and 1 full bath. The kitchen is spacious and comes with all the appliances, including a new gas stove. The washer and dryer stays too. The property is on city utilities. The farmhouse feels like you are in the country, but you are in a small community. The property is selling as is. Cash or conventional loan This does not include the McClung address at listed price.

19. 2026-03-11
    status Active 697-char remark

    Show marketing remark (697 chars)

    Back on Market! No fault of Sellers, Buyer lost financing. Looking for a Hunting hang out when you come to town? Are wanting to be close to fishing and hunting, this is it! A great property for using for lodging when coming into the area to fish and hunt. Home away from home! The house has over 1200 sq. feet. It has 3 bedrooms and 1 full bath. The kitchen is spacious and comes with all the appliances, including a new gas stove. The washer and dryer stays too. The property is on city utilities. The farmhouse feels like you are in the country, but you are in a small community. The property is selling as is. Cash or conventional loan This does not include the McClung address at listed price.

20. 2026-02-05
    status Pending 697-char remark

    Show marketing remark (697 chars)

    Back on Market! No fault of Sellers, Buyer lost financing. Looking for a Hunting hang out when you come to town? Are wanting to be close to fishing and hunting, this is it! A great property for using for lodging when coming into the area to fish and hunt. Home away from home! The house has over 1200 sq. feet. It has 3 bedrooms and 1 full bath. The kitchen is spacious and comes with all the appliances, including a new gas stove. The washer and dryer stays too. The property is on city utilities. The farmhouse feels like you are in the country, but you are in a small community. The property is selling as is. Cash or conventional loan This does not include the McClung address at listed price.

21. 2025-09-02
    listed $80,000 Active 697-char remark

    Show marketing remark (697 chars)

    Back on Market! No fault of Sellers, Buyer lost financing. Looking for a Hunting hang out when you come to town? Are wanting to be close to fishing and hunting, this is it! A great property for using for lodging when coming into the area to fish and hunt. Home away from home! The house has over 1200 sq. feet. It has 3 bedrooms and 1 full bath. The kitchen is spacious and comes with all the appliances, including a new gas stove. The washer and dryer stays too. The property is on city utilities. The farmhouse feels like you are in the country, but you are in a small community. The property is selling as is. Cash or conventional loan This does not include the McClung address at listed price.

22. 2025-09-01
    listed $80,000 Active
23. 2025-06-23
    price $83,000
24. 2025-04-14
    price $84,000
25. 2025-02-01
    price $99,999
26. 2024-11-13
    price $110,000
27. 2002-06-01
    soldstatus $7,650

ⓘ 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: $204 · $17/mo
• Projected year-2 tax: $1,043 · $87/mo
• Expected delta: +$839/yr (+$70/mo · 410.7%)

ⓘ 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 4/10 Moderate
• 🌡 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: $12,711
• − Mortgage interest: −$4,145
• − Property taxes: −$204
• − Insurance: −$370
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$2,153
• Taxable income: $3,805
• Est. tax owed @ 24.0%: −$913
• After-tax cash flow: $3,897/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: Cherokee
• NCES district ID: 2004710
• Math proficiency: 23% ▼ -3.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $39,749
• Composite: 23.12/100
• National rank: #7956
• State rank: #127 of 169 in KS

Livability — West Mineral

• Score: 59/100
• State rank: #464
• US rank: #19805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Mineral, KS
• City population: 165
• Population (ZIP): 165

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 (74%)
• Race & ethnicity: White 74% Two or more races 25% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 1% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada

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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+867.3% since first listed

11 events — show timeline

• 2026-03-12 Price Changed $74,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $74,000 OGAR
• 2026-03-11 Relisted — OGAR
• 2026-02-05 Pending — OGAR
• 2025-09-02 Listed $80,000 OGAR
• 2025-09-01 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 2025-06-23 Price Changed $83,000 OGAR
• 2025-04-14 Price Changed $84,000 OGAR
• 2025-02-01 Price Changed $99,999 OGAR
• 2024-11-13 Price Changed $110,000 OGAR
• 2002-06-01 Sold (Public Records) $7,650 Public Records

Property tax history

-0.9%/yr

Latest (2025): $204 · +5.2% YoY. Source: county tax records.