328 W 7th St · Junction City, KS 66441

$99,900

4 bd · 3.0 ba · 2,266 sqft · MultiFamily public records · 128 Days on market

Built 1922 8,462 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

Investor special! This income-producing triplex offers immediate cash flow with 2 of the 3 units currently rented, leaving strong upside potential for the buyer. This converted multi-unit property features: (1) 2 Bedroom / 1 Bathroom unit (2) 1 Bedroom / 1 Bathroom units. The third unit ready for light improvements to maximize rental income. Excellent value-add opportunity with minimal work needed. With two units already generating income, you can step into positive cash flow from day one — and with a little effort, bring the third unit online to significantly boost returns. At just $33,300 per unit, this is a high-potential investment opportunity priced well below replacement cost. Whether you're looking to expand your portfolio or secure your first multifamily property, this triplex delivers strong upside and long-term growth potential. Don’t miss this affordable, income-producing opportunity — schedule your showing today!

Key facts

• 8,462 sq ft lot
• Built 1922
• Listed 128 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/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: $88k (12.0% 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: 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: 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).
• Zoned-school proficiency averages 22% at this address vs 36% district-wide (-14 pts) — the specific schools serving this property underperform the Geary County Schools average; the district grade overstates school quality for this exact location.
• 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).

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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 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 $40k; list at $100k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1922 — 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: 1.58% ✓
• Cap rate: 13.29%
• Cash-on-cash: 25.00%
• DSCR: 2.11
• GRM: 5.3

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: 21.8%
• Equity multiple: 1.93×
• Total profit: $25,934
• Equity at exit: $14,895

10-year hold

• IRR: 31.8%
• Equity multiple: 4.30×
• Total profit: $92,235
• 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 66441

• Rents YoY: 6.0%
• Active inventory: 262
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,579 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$99 /mo · $1,194/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $583

Break-even live

Break-even rent $842

Max offer price $99,900

Occupancy floor 58%

Sensitivity live

Price	-10% $639	-5% $611	+0% $583	+5% $555	+10% $526
Rent	-10% $458	-5% $520	+0% $583	+5% $645	+10% $708
Rate	-1.0pp $633	-0.5pp $608	base $583	+0.5pp $557	+1.0pp $531

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: —

Listing history 23 events

1. 2026-06-21
   days on market $99,900 Active 128 DOM
2. 2026-06-19
   days on market $99,900 Active 126 DOM
3. 2026-06-18
   days on market $99,900 Active 125 DOM
4. 2026-06-17
   days on market $99,900 Active 124 DOM
5. 2026-06-16
   days on market $99,900 Active 123 DOM
6. 2026-06-15
   days on market $99,900 Active 122 DOM
7. 2026-06-14
   days on market $99,900 Active 120 DOM
8. 2026-06-13
   days on market $99,900 Active 119 DOM
9. 2026-06-10
   days on market $99,900 Active 117 DOM
10. 2026-06-09
    days on market $99,900 Active 116 DOM
11. 2026-06-08
    days on market $99,900 Active 115 DOM
12. 2026-06-07
    days on market $99,900 Active 114 DOM
13. 2026-06-02
    days on market $99,900 Active 109 DOM
14. 2026-06-01
    days on market $99,900 Active 108 DOM
15. 2026-05-31
    days on market $99,900 Active 107 DOM
16. 2026-05-30
    days on market $99,900 Active 106 DOM
17. 2026-02-13
    listed $99,900 Active 958-char remark

    Show marketing remark (958 chars)

    Investor special! This income-producing triplex offers immediate cash flow with 2 of the 3 units currently rented, leaving strong upside potential for the buyer. This converted multi-unit property features: (1) 2 Bedroom / 1 Bathroom unit (2) 1 Bedroom / 1 Bathroom units. The third unit ready for light improvements to maximize rental income. Excellent value-add opportunity with minimal work needed. With two units already generating income, you can step into positive cash flow from day one — and with a little effort, bring the third unit online to significantly boost returns. At just $33,300 per unit, this is a high-potential investment opportunity priced well below replacement cost. Whether you're looking to expand your portfolio or secure your first multifamily property, this triplex delivers strong upside and long-term growth potential. Don’t miss this affordable, income-producing opportunity — schedule your showing today!

18. 2025-04-11
    price $108,000
19. 2024-05-30
    historical
20. 2024-04-04
    listed Active
21. 2024-02-15
    price $109,000
22. 2007-03-01
    soldstatus $40,285
23. 2003-03-01
    soldstatus $35,000

ⓘ 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: $1,194 · $99/mo
• Projected year-2 tax: $1,409 · $117/mo
• Expected delta: +$215/yr (+$18/mo · 18.0%)

ⓘ 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 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: $18,954
• − Mortgage interest: −$5,596
• − Property taxes: −$1,194
• − Insurance: −$500
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$2,906
• Taxable income: $5,726
• Est. tax owed @ 24.0%: −$1,374
• After-tax cash flow: $5,619/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

+185.4% since first listed

7 events — show timeline

• 2026-02-13 Listed $99,900 FHAOR as distributed by MLS GRID
• 2025-04-11 Price Changed $108,000 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
• 2024-02-15 Price Changed $109,000 FHAOR as distributed by MLS GRID
• 2007-03-01 Sold (Public Records) $40,285 Public Records
• 2003-03-01 Sold (Public Records) $35,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,194 · +9.3% YoY. Source: county tax records.