1011 N Jefferson St · Junction City, KS 66441

$100,000

5 bd · 2.0 ba · 1,320 sqft · MultiFamily public records · 99 Days on market

Built 1900 4,435 sqft 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
• 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 (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Turnkey cash-flowing 4-plex offering a fantastic investment opportunity! This property features three 1-bedroom, 1-bath units and one 2-bedroom, 1-bath unit, providing a strong and diverse rental mix. With solid income already in place, there’s excellent potential to increase value through light updates and improvements — the perfect chance to add some sweat equity and boost returns. Priced well below replacement cost, this is an attractive opportunity for both new and seasoned investors. Centrally located in Junction City, the property offers convenient access to local amenities, shopping, dining, and major employers, making it appealing to tenants and supporting long-term rental demand. Don’t miss this value-add opportunity to secure a cash-flowing asset in a strong rental market!

Key facts

• Strong rental mix
• Cash-flowing 4-plex
• Convenient access

Tags

• CASH-FLOWING 4-PLEX
• STRONG RENTAL MIX
• LIGHT UPDATES
• CONVENIENT ACCESS
• LOCAL AMENITIES
• MAJOR EMPLOYERS

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $100k.

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 $100k).
• Recommended offer: $91k (9.0% 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: schools D+, crime F, amenities 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.
• Market conditions: Rents rising fast (+6.0%/yr); 260 active listings in the ZIP; 93 units permitted in Geary County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $38k; list at $100k implies a 160% 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: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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 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: 1.70% ✓
• Cap rate: 14.91%
• Cash-on-cash: 30.78%
• DSCR: 2.37
• GRM: 4.9

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: 28.8%
• Equity multiple: 2.25×
• Total profit: $34,884
• Equity at exit: $14,910

10-year hold

• IRR: 37.8%
• Equity multiple: 5.02×
• Total profit: $112,644
• Equity at exit: $8,646

Cash invested: $28,000 (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: 260
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,696 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $718

Break-even live

Break-even rent $787

Max offer price $100,000

Occupancy floor 53%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $100,000 Active 99 DOM
2. 2026-06-18
   days on market $100,000 Active 98 DOM
3. 2026-06-17
   days on market $100,000 Active 97 DOM
4. 2026-06-16
   days on market $100,000 Active 96 DOM
5. 2026-06-15
   days on market $100,000 Active 95 DOM
6. 2026-06-14
   days on market $100,000 Active 93 DOM
7. 2026-06-13
   days on market $100,000 Active 92 DOM
8. 2026-06-10
   days on market $100,000 Active 90 DOM
9. 2026-06-09
   days on market $100,000 Active 89 DOM
10. 2026-06-08
    days on market $100,000 Active 88 DOM
11. 2026-06-07
    days on market $100,000 Active 87 DOM
12. 2026-06-02
    days on market $100,000 Active 82 DOM
13. 2026-06-01
    days on market $100,000 Active 81 DOM
14. 2026-05-31
    days on market $100,000 Active 80 DOM
15. 2026-05-30
    days on market $100,000 Active 79 DOM
16. 2026-03-20
    status Active 811-char remark

    Show marketing remark (811 chars)

    Turnkey cash-flowing 4-plex offering a fantastic investment opportunity! This property features three 1-bedroom, 1-bath units and one 2-bedroom, 1-bath unit, providing a strong and diverse rental mix. With solid income already in place, there’s excellent potential to increase value through light updates and improvements — the perfect chance to add some sweat equity and boost returns. Priced well below replacement cost, this is an attractive opportunity for both new and seasoned investors. Centrally located in Junction City, the property offers convenient access to local amenities, shopping, dining, and major employers, making it appealing to tenants and supporting long-term rental demand. Don’t miss this value-add opportunity to secure a cash-flowing asset in a strong rental market!

17. 2026-02-24
    status Pending 811-char remark

    Show marketing remark (811 chars)

    Turnkey cash-flowing 4-plex offering a fantastic investment opportunity! This property features three 1-bedroom, 1-bath units and one 2-bedroom, 1-bath unit, providing a strong and diverse rental mix. With solid income already in place, there’s excellent potential to increase value through light updates and improvements — the perfect chance to add some sweat equity and boost returns. Priced well below replacement cost, this is an attractive opportunity for both new and seasoned investors. Centrally located in Junction City, the property offers convenient access to local amenities, shopping, dining, and major employers, making it appealing to tenants and supporting long-term rental demand. Don’t miss this value-add opportunity to secure a cash-flowing asset in a strong rental market!

18. 2026-02-13
    listed $100,000 Active 811-char remark

    Show marketing remark (811 chars)

    Turnkey cash-flowing 4-plex offering a fantastic investment opportunity! This property features three 1-bedroom, 1-bath units and one 2-bedroom, 1-bath unit, providing a strong and diverse rental mix. With solid income already in place, there’s excellent potential to increase value through light updates and improvements — the perfect chance to add some sweat equity and boost returns. Priced well below replacement cost, this is an attractive opportunity for both new and seasoned investors. Centrally located in Junction City, the property offers convenient access to local amenities, shopping, dining, and major employers, making it appealing to tenants and supporting long-term rental demand. Don’t miss this value-add opportunity to secure a cash-flowing asset in a strong rental market!

19. 2025-04-11
    price $105,000
20. 2025-01-16
    price $109,000
21. 2024-05-30
    historical
22. 2024-04-04
    listed Active
23. 2024-02-22
    price $99,000
24. 1992-11-01
    soldstatus $38,500
25. 1985-06-01
    soldstatus $38,500

ⓘ 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: $671 · $56/mo
• Projected year-2 tax: $1,410 · $118/mo
• Expected delta: +$739/yr (+$62/mo · 110.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 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: $20,357
• − Mortgage interest: −$5,602
• − Property taxes: −$671
• − Insurance: −$500
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$2,909
• Taxable income: $7,418
• Est. tax owed @ 24.0%: −$1,780
• After-tax cash flow: $6,838/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

+159.7% since first listed

10 events — show timeline

• 2026-03-20 Relisted — FHAOR as distributed by MLS GRID
• 2026-02-24 Pending — FHAOR as distributed by MLS GRID
• 2026-02-13 Listed $100,000 FHAOR as distributed by MLS GRID
• 2025-04-11 Price Changed $105,000 FHAOR as distributed by MLS GRID
• 2025-01-16 Price Changed $109,000 FHAOR as distributed by MLS GRID
• 2024-05-30 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2024-04-04 Listed — SCKMLS as Distributed by MLS Grid
• 2024-02-22 Price Changed $99,000 FHAOR as distributed by MLS GRID
• 1992-11-01 Sold (Public Records) $38,500 Public Records
• 1985-06-01 Sold (Public Records) $38,500 Public Records

Property tax history

-2.4%/yr

Latest (2025): $671 · +116.5% YoY. Source: county tax records.