311 N 2nd St · Canton, KS 67428

$56,500

4 bd · 1.0 ba · 1,446 sqft · SingleFamily public records · 21 Days on market

Built 1903 0.29 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity is knocking in Canton KS—perfect for investors, flippers, or buyers looking to build equity! This as-is property is a true fixer-upper offering plenty pof upside. Featuring 2 bedrooms on the main level and 2 additional bedrooms upstairs, this home provides a flexible layout to suit a variety of needs. Hardwood floors add character and a great starting point for renovation. Situated on a corner lot, the property offers added space and visibility, along with a one-car shared garage and an outbuilding for extra storage. With some TLC and vision, this property could be transformed into a charming residence or income-producing investment. If you’re looking for potential and value in a small-town Kansas setting, this is one you won’t want to miss!

Key facts

• Outbuilding
• Corner lot
• Hardwood floors

Tags

• CORNER LOT
• HARDWOOD FLOORS
• OUTBUILDING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $56k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#237 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D-, amenities F, commute F.
• Canton-Galva (rural): math 20% / reading 30% proficiency, ranked #211 of 280 in KS (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Canton-Galva Elementary (math 27% / reading 37%, grade F, #423 of 684 statewide, top 66%, 204 students, 40% FRL); Canton-Galva Jr./Sr. High (math 12% / reading 17%, grade F, #267 of 327 statewide, top 84%, 137 students, 34% FRL).
• Market conditions: 8 active listings in the ZIP; 102 units permitted in McPherson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $391 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• McPherson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,652 (1.5% below list)

Questions for the listing agent

1. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
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: 2.19% ✓
• Cap rate: 18.43%
• Cash-on-cash: 43.35%
• DSCR: 2.93
• GRM: 3.8

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: 40.2%
• Equity multiple: 2.72×
• Total profit: $27,273
• Equity at exit: $8,424

10-year hold

• IRR: 46.5%
• Equity multiple: 5.47×
• Total profit: $70,732
• Equity at exit: $4,885

Cash invested: $15,820 (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 67428

• Home prices YoY: -19.0%
• Active inventory: 8
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$296
• Tax from tax record: −$84 /mo · $1,011/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $572

Break-even live

Break-even rent $511

Max offer price $56,500

Occupancy floor 49%

Sensitivity live

Price	-10% $604	-5% $588	+0% $572	+5% $556	+10% $540
Rent	-10% $474	-5% $523	+0% $572	+5% $620	+10% $669
Rate	-1.0pp $600	-0.5pp $586	base $572	+0.5pp $557	+1.0pp $542

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: $14,125
• Closing costs: $1,695
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-22
   soldstatus Closed 781-char remark

   Show marketing remark (781 chars)

   Opportunity is knocking in Canton KS—perfect for investors, flippers, or buyers looking to build equity! This as-is property is a true fixer-upper offering plenty pof upside. Featuring 2 bedrooms on the main level and 2 additional bedrooms upstairs, this home provides a flexible layout to suit a variety of needs. Hardwood floors add character and a great starting point for renovation. Situated on a corner lot, the property offers added space and visibility, along with a one-car shared garage and an outbuilding for extra storage. With some TLC and vision, this property could be transformed into a charming residence or income-producing investment. If you’re looking for potential and value in a small-town Kansas setting, this is one you won’t want to miss!

2. 2026-04-24
   status Pending 781-char remark

   Show marketing remark (781 chars)

   Opportunity is knocking in Canton KS—perfect for investors, flippers, or buyers looking to build equity! This as-is property is a true fixer-upper offering plenty pof upside. Featuring 2 bedrooms on the main level and 2 additional bedrooms upstairs, this home provides a flexible layout to suit a variety of needs. Hardwood floors add character and a great starting point for renovation. Situated on a corner lot, the property offers added space and visibility, along with a one-car shared garage and an outbuilding for extra storage. With some TLC and vision, this property could be transformed into a charming residence or income-producing investment. If you’re looking for potential and value in a small-town Kansas setting, this is one you won’t want to miss!

3. 2026-04-24
   status Pending

   Show marketing remark (781 chars)

   Opportunity is knocking in Canton KS—perfect for investors, flippers, or buyers looking to build equity! This as-is property is a true fixer-upper offering plenty pof upside. Featuring 2 bedrooms on the main level and 2 additional bedrooms upstairs, this home provides a flexible layout to suit a variety of needs. Hardwood floors add character and a great starting point for renovation. Situated on a corner lot, the property offers added space and visibility, along with a one-car shared garage and an outbuilding for extra storage. With some TLC and vision, this property could be transformed into a charming residence or income-producing investment. If you’re looking for potential and value in a small-town Kansas setting, this is one you won’t want to miss!

4. 2026-04-03
   listed $56,500 Active 781-char remark

   Show marketing remark (781 chars)

   Opportunity is knocking in Canton KS—perfect for investors, flippers, or buyers looking to build equity! This as-is property is a true fixer-upper offering plenty pof upside. Featuring 2 bedrooms on the main level and 2 additional bedrooms upstairs, this home provides a flexible layout to suit a variety of needs. Hardwood floors add character and a great starting point for renovation. Situated on a corner lot, the property offers added space and visibility, along with a one-car shared garage and an outbuilding for extra storage. With some TLC and vision, this property could be transformed into a charming residence or income-producing investment. If you’re looking for potential and value in a small-town Kansas setting, this is one you won’t want to miss!

5. 2026-04-03
   listed $56,500 Active

   Show marketing remark (781 chars)

   Opportunity is knocking in Canton KS—perfect for investors, flippers, or buyers looking to build equity! This as-is property is a true fixer-upper offering plenty pof upside. Featuring 2 bedrooms on the main level and 2 additional bedrooms upstairs, this home provides a flexible layout to suit a variety of needs. Hardwood floors add character and a great starting point for renovation. Situated on a corner lot, the property offers added space and visibility, along with a one-car shared garage and an outbuilding for extra storage. With some TLC and vision, this property could be transformed into a charming residence or income-producing investment. If you’re looking for potential and value in a small-town Kansas setting, this is one you won’t want to miss!

6. 2011-10-21
   listed $49,900

ⓘ 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: $1,011 · $84/mo
• Projected year-2 tax: $1,011 · $84/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,819
• − Mortgage interest: −$3,165
• − Property taxes: −$1,011
• − Insurance: −$282
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$1,644
• Taxable income: $6,346
• Est. tax owed @ 24.0%: −$1,523
• After-tax cash flow: $5,335/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: Canton-Galva
• NCES district ID: 2004440
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $57,420
• Composite: 25.78/100
• National rank: #12795
• State rank: #211 of 280 in KS

Livability — Canton

• Score: 67/100
• State rank: #237
• US rank: #10583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canton, KS
• Population (ZIP): 1,137

Population outlook (McPherson County) Hauer SSP2

• Today (2025): 28,958 people
• By 2030: 28,735 · -0.8%
• By 2040: 28,020 · -3.2%
• By 2050: 27,276 · -5.8%
• By 2075: 26,211 · -9.5%
• By 2100: 23,976 · -17.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Iranian 2% Lithuanian 2%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · McPherson

• 2024 margin: Solid R (+41.1) · D 28.5% · R 69.6% · Other 1.9%
• 2008→2024 swing: -5.8pp toward R · 2008: -35.3pp · 2024: -41.1pp
• All cycles: 2024: R+41.1 2020: R+40.3 2016: R+42.0 2012: R+41.6 2008: R+35.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.05%
• Current HPI: 187.6216
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+13.2% since first listed

6 events — show timeline

• 2026-05-22 Sold (MLS) — FHAOR as distributed by MLS GRID
• 2026-04-24 Pending — FHAOR as distributed by MLS GRID
• 2026-04-24 Pending — SCKMLS as Distributed by MLS Grid
• 2026-04-03 Listed $56,500 SCKMLS as Distributed by MLS Grid
• 2026-04-03 Listed $56,500 FHAOR as distributed by MLS GRID
• 2011-10-21 Listed $49,900 MKMLS as distributed by MLS GRID

Property tax history

+1.1%/yr

Latest (2025): $1,011 · +8.0% YoY. Source: county tax records.