805 Walnut St · Chetopa, KS 67336

$109,000

3 bd · 2.0 ba · 1,303 sqft · SingleFamily public records · 177 Days on market

Built 1959 0.32 ac lot Est $112k · at est.

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Why this score? — see what drove the C- 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 +16.9/30.0
• ARV discount +8.7/15.0
• Appreciation +6.3/10.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Metal roof
• Detached carport
• Cozy fireplace

Tags

• ORIGINAL HARDWOOD FLOORS
• COZY FIREPLACE
• METAL ROOF
• SPACIOUS FENCED-IN BACKYARD
• DETACHED CARPORT
• COVERED FRONT AND BACK PORCHES

Property features AI

Exterior

• Parking: Attached parking; Carport; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch-style floor plan
• Construction: Brick and vinyl siding exterior; Metal roof
• Exterior features: Lot approximately 13,916 sq ft

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Crawl space basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $72 ($865/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 $104k (4.2% below list).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#372 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools F, amenities F, commute F.
• Chetopa-St. Paul (rural): math 25% / reading 35% proficiency, ranked #176 of 280 in KS (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 1 units permitted in Labette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($754 loan paydown + $3k appreciation (2.7% local appreciation)).
• Labette County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 8 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.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.83%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $112,058
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
628 Maple St	0.18mi	3/1.5	1,242 (-5%)	1mo	$125,000	$101	81
403 S 5th St	0.44mi	2/1.0 (-1)	1,408 (+8%)	13mo	$69,000	$49	46
516 N 3rd St	0.59mi	3/2.0	1,456 (+12%)	16mo	$125,000	$86	40

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

Projected returns pro-forma

2.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.52×
• Total profit: $15,941
• Equity at exit: $47,102

10-year hold

• IRR: 11.9%
• Equity multiple: 2.72×
• Total profit: $52,615
• Equity at exit: $71,138

Cash invested: $30,520 (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 67336

• Home prices YoY: 2.2%
• Active inventory: 6
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,045 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $72

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 88%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $109,000 Active 177 DOM
2. 2026-06-17
   days on market $109,000 Active 176 DOM
3. 2026-06-16
   days on market $109,000 Active 175 DOM
4. 2026-06-15
   days on market $109,000 Active 174 DOM
5. 2026-06-13
   days on market $109,000 Active 172 DOM
6. 2026-06-12
   days on market $109,000 Active 171 DOM
7. 2026-06-09
   days on market $109,000 Active 168 DOM
8. 2026-06-08
   days on market $109,000 Active 167 DOM
9. 2026-06-07
   days on market $109,000 Active 166 DOM
10. 2026-06-05
    days on market $109,000 Active 164 DOM
11. 2026-06-04
    days on market $109,000 Active 162 DOM
12. 2026-06-02
    days on market $109,000 Active 161 DOM
13. 2026-06-01
    days on market $109,000 Active 160 DOM
14. 2026-05-31
    days on market $109,000 Active 159 DOM
15. 2026-05-31
    days on market $109,000 Active 158 DOM
16. 2026-03-13
    status Active
17. 2025-11-21
    historical
18. 2025-09-02
    listed $109,000 Active
19. 2025-06-14
    historical
20. 2025-02-14
    listed $107,000 Active
21. 2025-02-11
    historical
22. 2024-08-20
    listed $110,000 Active
23. 2024-05-10
    historical
24. 2024-02-14
    listed $114,000 Active
25. 2024-01-13
    historical
26. 2024-01-12
    historical
27. 2024-01-02
    price $106,500
28. 2024-01-02
    price $106,500
29. 2023-10-11
    listed $109,000 Active
30. 2023-10-11
    listed $106,500
31. 2022-03-02
    listed $70,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,537
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$3,171
• Taxable loss: −$926
• Est. tax savings @ 24.0%: +$222
• After-tax cash flow: $1,087/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: Chetopa-St. Paul
• NCES district ID: 2004770
• Math proficiency: 25% ▲ 1.00%
• Reading proficiency: 35% ▲ 6.00%
• Median HH income: $39,256
• Composite: 27.99/100
• National rank: #12240
• State rank: #176 of 280 in KS

Livability — Chetopa

• Score: 62/100
• State rank: #372
• US rank: #16774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chetopa, KS
• Population (ZIP): 1,186

Population outlook (Labette County) Hauer SSP2

• Today (2025): 19,413 people
• By 2030: 18,552 · -4.4%
• By 2040: 16,701 · -14.0%
• By 2050: 14,832 · -23.6%
• By 2075: 11,046 · -43.1%
• By 2100: 8,020 · -58.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 3% Iranian 3% Lithuanian 2%
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Labette

• 2024 margin: Solid R (+38.2) · D 30.1% · R 68.3% · Other 1.6%
• 2008→2024 swing: -25.3pp toward R · 2008: -12.9pp · 2024: -38.2pp
• All cycles: 2024: R+38.2 2020: R+36.0 2016: R+37.9 2012: R+20.2 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.69%
• Current HPI: 127.0262
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+55.7% since first listed

16 events — show timeline

• 2026-03-13 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-11-21 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-09-02 Listed $109,000 Heartland MLS as Distributed by MLS Grid
• 2025-06-14 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-02-14 Listed $107,000 Heartland MLS as Distributed by MLS Grid
• 2025-02-11 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-08-20 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2024-05-10 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-02-14 Listed $114,000 Heartland MLS as Distributed by MLS Grid
• 2024-01-13 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-01-12 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-01-02 Price Changed $106,500 Heartland MLS as Distributed by MLS Grid
• 2024-01-02 Price Changed $106,500 OGAR
• 2023-10-11 Listed $106,500 Heartland MLS as Distributed by MLS Grid
• 2023-10-11 Listed $109,000 Heartland MLS as Distributed by MLS Grid
• 2022-03-02 Listed $70,000 Lawrence MLS as distributed by MLS GRID