6 Lincoln Cir · Junction City, KS 66441

$163,900

4 bd · 2.0 ba · 1,344 sqft · MultiFamily public records · 87 Days on market

Built 1940 0.27 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 +8.6/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great investment opportunity. Two units - each with 2 bedrooms, one bath, living room, and kitchen. Currently rented, but leases are month to month. Good rental history. Call Stefanie, RE/MAX Signature Properties, 785-209-0816 for more information.

Key facts

• 0.27 acre lot
• Built 1940
• Listed 87 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $164k.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $154k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#266 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Geary County Schools (town): math 32% / reading 39% proficiency, ranked #60 of 169 in KS (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lincoln Elem (math 47% / reading 57%, grade C-, #131 of 684 statewide, top 23%, 285 students, 47% FRL); Junction City Middle School (math 18% / reading 22%, grade F, #146 of 219 statewide, top 67%, 938 students, 61% FRL); Junction City Sr High (math 17% / reading 30%, grade F, #161 of 327 statewide, top 50%, 1,657 students, 47% FRL).
• Market conditions: Rents rising fast (+6.0%/yr); 262 active listings in the ZIP; 93 units permitted in Geary County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Geary County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,066 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 D-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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.36% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.77%
• DSCR: 1.84
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.05% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.57×
• Total profit: $26,188
• Equity at exit: $24,438

10-year hold

• IRR: 24.7%
• Equity multiple: 3.45×
• Total profit: $112,373
• Equity at exit: $14,171

Cash invested: $45,892 (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 66441

• Rents YoY: 6.0%
• Active inventory: 262
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,228 medium
• Mortgage (P&I): −$860
• Tax from tax record: −$114 /mo · $1,373/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $718

Break-even live

Break-even rent $1,319

Max offer price $163,900

Occupancy floor 63%

Sensitivity live

Price	-10% $811	-5% $764	+0% $718	+5% $672	+10% $625
Rent	-10% $542	-5% $630	+0% $718	+5% $806	+10% $894
Rate	-1.0pp $800	-0.5pp $760	base $718	+0.5pp $675	+1.0pp $632

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,228
Total (2 units)			$2,228

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: $40,975
• Closing costs: $4,917
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $163,900 Active 87 DOM
2. 2026-06-19
   days on market $163,900 Active 85 DOM
3. 2026-06-18
   days on market $163,900 Active 84 DOM
4. 2026-06-17
   days on market $163,900 Active 83 DOM
5. 2026-06-16
   days on market $163,900 Active 82 DOM
6. 2026-06-15
   days on market $163,900 Active 81 DOM
7. 2026-06-14
   days on market $163,900 Active 79 DOM
8. 2026-06-13
   days on market $163,900 Active 78 DOM
9. 2026-06-10
   days on market $163,900 Active 76 DOM
10. 2026-06-09
    days on market $163,900 Active 75 DOM
11. 2026-06-08
    days on market $163,900 Active 74 DOM
12. 2026-06-07
    days on market $163,900 Active 73 DOM
13. 2026-06-02
    pricedays on market $163,900 Active 68 DOM
14. 2026-06-01
    days on market $169,900 Active 67 DOM
15. 2026-05-31
    days on market $169,900 Active 66 DOM
16. 2026-05-30
    days on market $169,900 Active 65 DOM
17. 2026-03-25
    listed $169,900 Active 248-char remark

    Show marketing remark (248 chars)

    Great investment opportunity. Two units - each with 2 bedrooms, one bath, living room, and kitchen. Currently rented, but leases are month to month. Good rental history. Call Stefanie, RE/MAX Signature Properties, 785-209-0816 for more information.

18. 2007-04-01
    soldstatus $115,000
19. 2003-06-01
    soldstatus $35,700
20. 1999-07-01
    soldstatus $32,200

ⓘ 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: $1,373 · $114/mo
• Projected year-2 tax: $2,311 · $193/mo
• Expected delta: +$938/yr (+$78/mo · 68.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,736
• − Mortgage interest: −$9,181
• − Property taxes: −$1,373
• − Insurance: −$820
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − Depreciation: −$4,768
• Taxable income: $6,317
• Est. tax owed @ 24.0%: −$1,516
• After-tax cash flow: $7,099/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: Geary County Schools
• NCES district ID: 2007890
• Math proficiency: 32% ▲ 1.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $44,319
• Composite: 30.2/100
• National rank: #6306
• State rank: #60 of 169 in KS

Livability — Junction City

• Score: 66/100
• State rank: #266
• US rank: #11965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Junction City, KS
• County: Geary County · 25,828 people
• City population: 25,828
• Metro: Manhattan, KS
• Population (ZIP): 25,828
• Household income: $59,522
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 950.0

Population outlook (Geary County) Hauer SSP2

• Today (2025): 37,364 people
• By 2030: 38,234 · +2.3%
• By 2040: 39,727 · +6.3%
• By 2050: 40,314 · +7.9%
• By 2075: 44,283 · +18.5%
• By 2100: 46,935 · +25.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 53% Black 19% Two or more races 15% Hispanic / Latino 15% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 4%
• Common ancestry: Lithuanian 3% Italian 2% Portuguese 2%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 85% English-only · Spanish 9% German/W. Germanic 1% Korean 1%

Political lean MEDSL · Geary

• 2024 margin: R (+17.6) · D 40.1% · R 57.7% · Other 2.2%
• 2008→2024 swing: -5.2pp toward R · 2008: -12.4pp · 2024: -17.6pp
• All cycles: 2024: R+17.6 2020: R+14.7 2016: R+21.7 2012: R+14.4 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -152.25%
• Current HPI: 137.9936
• Rent YoY: ▲ 6.05%
• Metro: Manhattan, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+427.6% since first listed

4 events — show timeline

• 2026-03-25 Listed $169,900 FHAOR as distributed by MLS GRID
• 2007-04-01 Sold (Public Records) $115,000 Public Records
• 2003-06-01 Sold (Public Records) $35,700 Public Records
• 1999-07-01 Sold (Public Records) $32,200 Public Records

Property tax history

-3.5%/yr

Latest (2025): $1,373 · -25.5% YoY. Source: county tax records.