444 E 8th St · Baxter Springs, KS 66713

$39,900

3 bd · 1.0 ba · 1,876 sqft · SingleFamily public records · 521 Days on market

Built 1800

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Key facts

• Parking
• Built 1800
• Listed 521 days

Property features AI

Exterior

• Parking: 1-car detached garage; Carport (1 space)
• Utilities: Public sewer
• Home design: Single-family residence (freestanding)
• Construction: Vinyl siding; Wood siding; Stone foundation; Composition roof; Built as residential single-family
• Exterior features: Sloping, rolling topography; Irregular lot shape

Interior

• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; No central cooling
• Interior features: Full basement; Carpet, vinyl, and wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 521 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $40k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1800 — expect roof / HVAC / electrical / plumbing capex.
• 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 $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 521 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 1800 — 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. 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.
7. 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.
8. 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: 3.25% ✓
• Cap rate: 29.15%
• Cash-on-cash: 81.65%
• DSCR: 4.63
• GRM: 2.6

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: 81.9%
• Equity multiple: 4.76×
• Total profit: $41,960
• Equity at exit: $5,949

10-year hold

• IRR: 85.3%
• Equity multiple: 9.85×
• Total profit: $98,926
• Equity at exit: $3,450

Cash invested: $11,172 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $760

Break-even live

Break-even rent $333

Max offer price $39,900

Occupancy floor 36%

Sensitivity live

Price	-10% $783	-5% $771	+0% $760	+5% $749	+10% $738
Rent	-10% $658	-5% $709	+0% $760	+5% $811	+10% $862
Rate	-1.0pp $780	-0.5pp $770	base $760	+0.5pp $750	+1.0pp $739

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-23
   status Pending
2. 2026-05-13
   price $39,900
3. 2026-05-13
   status Active
4. 2026-04-20
   status Pending
5. 2026-03-18
   historical Active Under Contract
6. 2025-10-08
   price $44,900
7. 2025-05-22
   price $47,500
8. 2024-11-25
   listed $49,900 Active
9. 2006-12-01
   soldstatus $18,000
10. 2003-04-01
    soldstatus

ⓘ 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: $446 · $37/mo
• Projected year-2 tax: $563 · $47/mo
• Expected delta: +$117/yr (+$10/mo · 26.3%)

ⓘ 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: $15,541
• − Mortgage interest: −$2,235
• − Property taxes: −$446
• − Insurance: −$200
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$1,161
• Taxable income: $9,014
• Est. tax owed @ 24.0%: −$2,163
• After-tax cash flow: $6,958/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

+121.7% since first listed

10 events — show timeline

• 2026-05-23 Pending — OGAR
• 2026-05-13 Price Changed $39,900 OGAR
• 2026-05-13 Relisted — OGAR
• 2026-04-20 Pending — OGAR
• 2026-03-18 Contingent — OGAR
• 2025-10-08 Price Changed $44,900 OGAR
• 2025-05-22 Price Changed $47,500 OGAR
• 2024-11-25 Listed $49,900 OGAR
• 2006-12-01 Sold (Public Records) $18,000 Public Records
• 2003-04-01 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $446 · +11.6% YoY. Source: county tax records.