2259 Cleveland Ave · Baxter Springs, KS 66713

$99,900

3 bd · 1.0 ba · 1,356 sqft · SingleFamily public records · 136 Days on market

Built 1920 Est $140k · 28% under

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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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Galley kitchen
• Bonus space
• Porch out front

Tags

• GALLEY KITCHEN
• BONUS SPACE
• PORCH OUT FRONT

Property features AI

Finance

• Other: Annual tax amount listed

Exterior

• Parking: No designated parking
• Utilities: Public sewer
• Home design: Single-family residence; Residential property; Single family - freestanding
• Construction: Vinyl siding; Wood siding; Metal roof; Block foundation; Built area above grade: 1,496
• Exterior features: No fencing; Lot approximately 0.16 acre

Interior

• Kitchen: Electric range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fan cooling; Window unit cooling; Has heating
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen island; Pantry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $36 ($436/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $80k (20.4% below list).
• Recommended offer: $80k (20.4% below list) — sets the bar for 1% rule.

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; 1 comparable units currently listed for rent nearby; 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 $691 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $100k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,500 (20.4% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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: 0.80% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $139,668
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 E 22nd St	0.10mi	3/1.0	1,455 (+7%)	1mo	$149,900	$103	82
334 E 15th St	0.59mi	3/2.0	1,354 (-0%)	6mo	$165,000	$122	63
2308 Sunset Ave	0.36mi	3/1.5	1,404 (+4%)	22mo	$153,000	$109	57
2308 Cherokee Ave	0.26mi	3/2.0	1,549 (+14%)	14mo	$130,000	$84	49
1622 Chouteau Ave	0.47mi	3/2.0	1,555 (+15%)	14mo	$159,000	$102	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-13,920
• Equity at exit: $14,895

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-9,336
• Equity at exit: $8,638

Cash invested: $27,972 (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: 10.5×

Monthly cashflow live

• Estimated rent: $795 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$26 /mo · $314/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $36

Break-even live

Break-even rent $749

Max offer price $99,900

Occupancy floor 90%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1520 Cleveland Ave Unit 2-302 Baxter Springs, KS	2.0	1.0	989	$795	$0.80	21d	1	0.56mi

Listing history 18 events

1. 2026-06-13
   days on market $99,900 Active 136 DOM
2. 2026-06-12
   days on market $99,900 Active 135 DOM
3. 2026-06-09
   days on market $99,900 Active 132 DOM
4. 2026-06-08
   days on market $99,900 Active 131 DOM
5. 2026-06-07
   days on market $99,900 Active 130 DOM
6. 2026-06-05
   days on market $99,900 Active 128 DOM
7. 2026-06-04
   days on market $99,900 Active 126 DOM
8. 2026-06-02
   days on market $99,900 Active 125 DOM
9. 2026-06-01
   days on market $99,900 Active 124 DOM
10. 2026-05-31
    days on market $99,900 Active 123 DOM
11. 2026-05-31
    days on market $99,900 Active 122 DOM
12. 2026-05-09
    price $99,900
13. 2026-04-16
    price $109,900
14. 2026-04-01
    price $119,900
15. 2026-03-06
    price $129,900
16. 2026-01-28
    listed $139,900 Active
17. 1998-08-01
    soldstatus $25,000
18. 1994-01-01
    soldstatus $10,000

ⓘ 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: $314 · $26/mo
• Projected year-2 tax: $1,409 · $117/mo
• Expected delta: +$1,095/yr (+$91/mo · 348.6%)

ⓘ 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 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: $9,540
• − Mortgage interest: −$5,596
• − Property taxes: −$314
• − Insurance: −$500
• − Repairs & maintenance: −$763
• − Management: −$763
• − Depreciation: −$2,906
• Taxable loss: −$1,302
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $749/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

+899.0% since first listed

7 events — show timeline

• 2026-05-09 Price Changed $99,900 OGAR
• 2026-04-16 Price Changed $109,900 OGAR
• 2026-04-01 Price Changed $119,900 OGAR
• 2026-03-06 Price Changed $129,900 OGAR
• 2026-01-28 Listed $139,900 OGAR
• 1998-08-01 Sold (Public Records) $25,000 Public Records
• 1994-01-01 Sold (Public Records) $10,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $314 · +11.6% YoY. Source: county tax records.