444 W 5th Ave · St. John, KS 67576

$49,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 17 Days on market

Built 1924 6,700 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
• Appreciation +5.0/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Are you looking for an investment property or considering downsizing? This house could be a great option for you!! It features new flooring, fresh paint, and a new hot water heater. Located on the west side of St. John, KS, in a quiet neighborhood, this home includes two bedrooms, one bathroom, and an eat-in kitchen. The large enclosed back porch serves as a utility room and offers ample storage space. Outside, you'll find a spacious backyard with a privacy fence and a detached garage. I encourage you to check it out today!!!!

Key facts

• Ample storage space
• Fresh paint
• New flooring

Tags

• NEW FLOORING
• FRESH PAINT
• NEW HOT WATER HEATER
• LARGE ENCLOSED BACK PORCH
• AMPLE STORAGE SPACE
• CELLAR WITH ELECTRICITY

Property features AI

Finance

• Other: Lot dimensions approximately 134 x 50 (0.15 acres); Zoning: NC.1 / R-1

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Composition roof
• Exterior features: Fenced yard

Interior

• Kitchen: Range; Oven; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Heating & cooling: Central heating; Natural gas heating; Hot water heating; Central air conditioning
• Interior features: Window coverings; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($879 rent vs $49k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• St John-Hudson (rural): math 30% / reading 30% proficiency, ranked #165 of 280 in KS (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 8 units permitted in Stafford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($339 loan paydown + $1k appreciation (3.0% local appreciation)).
• Stafford County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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 $15k; list at $49k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,265 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.79% ✓
• Cap rate: 15.00%
• Cash-on-cash: 31.11%
• DSCR: 2.38
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 36.9%
• Equity multiple: 3.08×
• Total profit: $28,567
• Equity at exit: $22,033

10-year hold

• IRR: 37.0%
• Equity multiple: 6.10×
• Total profit: $69,978
• Equity at exit: $33,955

Cash invested: $13,720 (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 67576

• Active inventory: 10
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $879 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $356

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 55%

Sensitivity live

Price	-10% $390	-5% $373	+0% $356	+5% $339	+10% $322
Rent	-10% $286	-5% $321	+0% $356	+5% $390	+10% $425
Rate	-1.0pp $380	-0.5pp $368	base $356	+0.5pp $343	+1.0pp $330

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $49,000 Active 17 DOM
2. 2026-06-17
   days on market $49,000 Active 16 DOM
3. 2026-06-16
   days on market $49,000 Active 15 DOM
4. 2026-06-15
   days on market $49,000 Active 14 DOM
5. 2026-06-13
   days on market $49,000 Active 12 DOM
6. 2026-06-12
   days on market $49,000 Active 11 DOM
7. 2026-06-09
   days on market $49,000 Active 8 DOM
8. 2026-06-08
   days on market $49,000 Active 7 DOM
9. 2026-06-07
   pricedays on market $49,000 Active 6 DOM
10. 2026-06-05
    days on market $50,000 Active 4 DOM
11. 2026-06-04
    days on market $50,000 Active 2 DOM
12. 2026-06-02
    listed $50,000 Active 1 DOM

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,546
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$844
• − Management: −$844
• − Depreciation: −$1,425
• Taxable income: $3,708
• Est. tax owed @ 24.0%: −$890
• After-tax cash flow: $3,378/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: St John-Hudson
• NCES district ID: 2011910
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $46,676
• Composite: 28.72/100
• National rank: #12004
• State rank: #165 of 280 in KS

Livability — St. John

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. John, KS
• Population (ZIP): 2,010

Population outlook (Stafford County) Hauer SSP2

• Today (2025): 3,953 people
• By 2030: 3,818 · -3.4%
• By 2040: 3,609 · -8.7%
• By 2050: 3,473 · -12.1%
• By 2075: 3,300 · -16.5%
• By 2100: 2,957 · -25.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 4% Norwegian 3% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Stafford

• 2024 margin: Solid R (+64.0) · D 17.1% · R 81.1% · Other 1.8%
• 2008→2024 swing: -18.1pp toward R · 2008: -46.0pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+63.3 2016: R+62.7 2012: R+53.4 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+233.3% since first listed

16 events — show timeline

• 2026-06-01 Listed $50,000 Hays MLS
• 2026-02-27 Sold (MLS) — Hays MLS
• 2026-02-24 Pending — Hays MLS
• 2025-10-23 Relisted — Hays MLS
• 2025-09-09 Pending — Hays MLS
• 2025-08-26 Listed $50,000 Hays MLS
• 2025-03-21 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2024-03-06 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2024-02-27 Sold (MLS) — Hays MLS
• 2024-02-14 Pending — Hays MLS
• 2024-02-07 Relisted — Hays MLS
• 2024-01-19 Pending — Hays MLS
• 2023-10-02 Listed $39,900 Hays MLS
• 2023-10-02 Listed $39,900 SCKMLS as Distributed by MLS Grid
• 2023-07-20 Listed $35,000 SCKMLS as Distributed by MLS Grid
• 2002-03-01 Sold (Public Records) $15,000 Public Records