929 S Garfield St · Junction City, KS 66441

$189,500

4 bd · 1.5 ba · 960 sqft · SingleFamily public records · 7 Days on market

Built 1965 9,003 sqft lot

---

Why this score? — see what drove the D 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 +13.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Rent growth +4.0/5.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly remodeled!! A great home nestled in a well established neighborhood. This 4 bed 1.5 bath home is ready to be yours! On the exterior of the home you will find new siding, windows , doors and gutters. Inside you will appreciate a beautiful kitchen complete with new cabinetry, counter tops and all new appliances! The bathroom is also complete with all new fixtures. Wrapping up the rest of the interior is new doors, all new mill work, new flooring and fresh paint. For your personal showing call or text Kyla Shoemake at 913.230.4173!

Key facts

• Recent upgrades
• Updated siding
• Updated windows

Tags

• FENCED-IN BACKYARD
• RECENT UPGRADES
• UPDATED SIDING
• NEWER SEWER
• NEW ELECTRICAL
• UPDATED WINDOWS

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water
• Home design: Single family residence; Residential property
• Construction: Vinyl siding; Built with a crawl space foundation
• Exterior features: Chain link fencing; Concrete road access; Detached shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (electric and natural gas)
• Interior features: Other interior features
• Laundry & utility: Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-5 ($-56/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (19.0% below list).
• Recommended offer: $153k (19.0% below list) — sets the bar for 1% rule.

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: Eisenhower Elem (math 47% / reading 52%, grade D, #165 of 684 statewide, top 28%, 368 students, 53% 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 31% 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 $6k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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 $75k; list at $190k implies a 153% gain — meaningful room to come down on a strong offer.

Recommended offer $153,486 (19.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1965 — 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 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 1.00
• GRM: 10.3

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: -13.4%
• Equity multiple: 0.51×
• Total profit: $-26,184
• Equity at exit: $28,255

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-2,114
• Equity at exit: $16,384

Cash invested: $53,060 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,535 medium
• Mortgage (P&I): −$994
• Tax from tax record: −$144 /mo · $1,734/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-5

Break-even live

Break-even rent $1,541

Max offer price $188,675

Occupancy floor 95%

Sensitivity live

Price	-10% $103	-5% $49	+0% $-5	+5% $-58	+10% $-112
Rent	-10% $-126	-5% $-65	+0% $-5	+5% $56	+10% $117
Rate	-1.0pp $91	-0.5pp $44	base $-5	+0.5pp $-54	+1.0pp $-104

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-02
   status Pending
2. 2026-04-24
   listed $189,500 Active
3. 2024-02-10
   soldstatus Closed 542-char remark

   Show marketing remark (542 chars)

   Freshly remodeled!! A great home nestled in a well established neighborhood. This 4 bed 1.5 bath home is ready to be yours! On the exterior of the home you will find new siding, windows , doors and gutters. Inside you will appreciate a beautiful kitchen complete with new cabinetry, counter tops and all new appliances! The bathroom is also complete with all new fixtures. Wrapping up the rest of the interior is new doors, all new mill work, new flooring and fresh paint. For your personal showing call or text Kyla Shoemake at 913.230.4173!

4. 2024-01-09
   status Pending 542-char remark

   Show marketing remark (542 chars)

   Freshly remodeled!! A great home nestled in a well established neighborhood. This 4 bed 1.5 bath home is ready to be yours! On the exterior of the home you will find new siding, windows , doors and gutters. Inside you will appreciate a beautiful kitchen complete with new cabinetry, counter tops and all new appliances! The bathroom is also complete with all new fixtures. Wrapping up the rest of the interior is new doors, all new mill work, new flooring and fresh paint. For your personal showing call or text Kyla Shoemake at 913.230.4173!

5. 2024-01-04
   price $124,900 542-char remark

   Show marketing remark (542 chars)

   Freshly remodeled!! A great home nestled in a well established neighborhood. This 4 bed 1.5 bath home is ready to be yours! On the exterior of the home you will find new siding, windows , doors and gutters. Inside you will appreciate a beautiful kitchen complete with new cabinetry, counter tops and all new appliances! The bathroom is also complete with all new fixtures. Wrapping up the rest of the interior is new doors, all new mill work, new flooring and fresh paint. For your personal showing call or text Kyla Shoemake at 913.230.4173!

6. 2023-12-11
   price $134,900 542-char remark

   Show marketing remark (542 chars)

   Freshly remodeled!! A great home nestled in a well established neighborhood. This 4 bed 1.5 bath home is ready to be yours! On the exterior of the home you will find new siding, windows , doors and gutters. Inside you will appreciate a beautiful kitchen complete with new cabinetry, counter tops and all new appliances! The bathroom is also complete with all new fixtures. Wrapping up the rest of the interior is new doors, all new mill work, new flooring and fresh paint. For your personal showing call or text Kyla Shoemake at 913.230.4173!

7. 2023-10-18
   price $139,900 542-char remark

   Show marketing remark (542 chars)

   Freshly remodeled!! A great home nestled in a well established neighborhood. This 4 bed 1.5 bath home is ready to be yours! On the exterior of the home you will find new siding, windows , doors and gutters. Inside you will appreciate a beautiful kitchen complete with new cabinetry, counter tops and all new appliances! The bathroom is also complete with all new fixtures. Wrapping up the rest of the interior is new doors, all new mill work, new flooring and fresh paint. For your personal showing call or text Kyla Shoemake at 913.230.4173!

8. 2023-09-21
   price $149,900 542-char remark

   Show marketing remark (542 chars)

   Freshly remodeled!! A great home nestled in a well established neighborhood. This 4 bed 1.5 bath home is ready to be yours! On the exterior of the home you will find new siding, windows , doors and gutters. Inside you will appreciate a beautiful kitchen complete with new cabinetry, counter tops and all new appliances! The bathroom is also complete with all new fixtures. Wrapping up the rest of the interior is new doors, all new mill work, new flooring and fresh paint. For your personal showing call or text Kyla Shoemake at 913.230.4173!

9. 2023-08-29
   listed $164,900 Active 542-char remark

   Show marketing remark (542 chars)

   Freshly remodeled!! A great home nestled in a well established neighborhood. This 4 bed 1.5 bath home is ready to be yours! On the exterior of the home you will find new siding, windows , doors and gutters. Inside you will appreciate a beautiful kitchen complete with new cabinetry, counter tops and all new appliances! The bathroom is also complete with all new fixtures. Wrapping up the rest of the interior is new doors, all new mill work, new flooring and fresh paint. For your personal showing call or text Kyla Shoemake at 913.230.4173!

10. 2023-05-27
    price $159,900
11. 2023-05-18
    price $164,900
12. 2022-09-09
    soldstatus Closed
13. 2022-08-12
    status Pending
14. 2022-08-04
    status Active
15. 2022-07-20
    status Pending
16. 2022-07-11
    listed $62,500 Active
17. 2004-10-01
    soldstatus $75,000
18. 2004-07-01
    soldstatus $42,000
19. 1997-07-01
    soldstatus $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: $1,734 · $144/mo
• Projected year-2 tax: $2,672 · $223/mo
• Expected delta: +$938/yr (+$78/mo · 54.1%)

ⓘ 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 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: $18,418
• − Mortgage interest: −$10,615
• − Property taxes: −$1,734
• − Insurance: −$948
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$5,513
• Taxable loss: −$3,338
• Est. tax savings @ 24.0%: +$801
• After-tax cash flow: $745/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

+279.8% since first listed

19 events — show timeline

• 2026-05-02 Pending — FHAOR as distributed by MLS GRID
• 2026-04-24 Listed $189,500 FHAOR as distributed by MLS GRID
• 2024-02-10 Sold (MLS) — FHAOR as distributed by MLS GRID
• 2024-01-09 Pending — FHAOR as distributed by MLS GRID
• 2024-01-04 Price Changed $124,900 FHAOR as distributed by MLS GRID
• 2023-12-11 Price Changed $134,900 FHAOR as distributed by MLS GRID
• 2023-10-18 Price Changed $139,900 FHAOR as distributed by MLS GRID
• 2023-09-21 Price Changed $149,900 FHAOR as distributed by MLS GRID
• 2023-08-29 Listed $164,900 FHAOR as distributed by MLS GRID
• 2023-05-27 Price Changed $159,900 FHAOR as distributed by MLS GRID
• 2023-05-18 Price Changed $164,900 FHAOR as distributed by MLS GRID
• 2022-09-09 Sold (MLS) — FHAOR as distributed by MLS GRID
• 2022-08-12 Pending — FHAOR as distributed by MLS GRID
• 2022-08-04 Relisted — FHAOR as distributed by MLS GRID
• 2022-07-20 Pending — FHAOR as distributed by MLS GRID
• 2022-07-11 Listed $62,500 FHAOR as distributed by MLS GRID
• 2004-10-01 Sold (Public Records) $75,000 Public Records
• 2004-07-01 Sold (Public Records) $42,000 Public Records
• 1997-07-01 Sold (Public Records) $49,900 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,734 · +8.9% YoY. Source: county tax records.