115 S 5th St · Fredonia, KS 66736

$95,000

3 bd · 2.0 ba · 2,491 sqft · SingleFamily public records · 223 Days on market

Built 1925 0.46 ac lot Est $135k · 29% under

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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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.1/10.0
• Appreciation +4.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Key facts

• Original character
• Historic charm
• Adaptable layout

Tags

• HISTORIC CHARM
• ORIGINAL CHARACTER
• ADAPTABLE LAYOUT
• TIMELESS DETAILS
• QUIET ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Natural gas available; Public utilities
• Home design: Single-family onsite built
• Construction: Composition roof; Full, daylight foundation
• Exterior features: Two levels; Full and daylight foundation; Composition roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Unfinished basement
• Laundry & utility: Laundry on main floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#155 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities F, commute F.
• Fredonia (rural): math 19% / reading 30% proficiency, ranked #147 of 169 in KS (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lincoln Elementary (math 27% / reading 32%, grade F, #463 of 684 statewide, top 73%, 286 students, 60% FRL); Fredonia Jr./Sr. High School (math 8% / reading 22%, grade F, #260 of 327 statewide, top 81%, 293 students, 54% FRL).
• Market conditions: 18 active listings in the ZIP; 16 units permitted in Wilson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $657 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Wilson County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y 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 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 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 1925 — 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. Crime grade is D 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 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: 1.21% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.37%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $134,514
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 N 6th St	0.18mi	3/2.0	2,440 (-2%)	7mo	$156,000	$64	83
10823 Harper Rd	0.38mi	4/2.0 (+1)	2,589 (+4%)	1mo	$30,000	$12	70
121 N 6th St	0.12mi	4/1.5 (+1)	2,391 (-4%)	14mo	$129,999	$54	69
333 N 12th St N	0.64mi	3/2.0	2,261 (-9%)	6mo	$49,000	$22	50
530 N 10 St	0.62mi	4/2.5 (+1)	2,723 (+9%)	16mo	$175,000	$64	35
725 N 10th St	0.71mi	3/2.0	2,161 (-13%)	12mo	$130,000	$60	34
1041 Quincy St	0.70mi	4/3.0 (+1)	2,753 (+10%)	12mo	$120,000	$44	31

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

Projected returns pro-forma

-1.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.32×
• Total profit: $8,443
• Equity at exit: $22,435

10-year hold

• IRR: 13.6%
• Equity multiple: 2.33×
• Total profit: $35,343
• Equity at exit: $23,137

Cash invested: $26,600 (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 66736

• Home prices YoY: -0.7%
• Active inventory: 18
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $252

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 73%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $95,000 Active 223 DOM
2. 2026-06-17
   days on market $95,000 Active 222 DOM
3. 2026-06-16
   days on market $95,000 Active 221 DOM
4. 2026-06-15
   days on market $95,000 Active 220 DOM
5. 2026-06-13
   days on market $95,000 Active 218 DOM
6. 2026-06-12
   days on market $95,000 Active 217 DOM
7. 2026-06-09
   days on market $95,000 Active 214 DOM
8. 2026-06-08
   days on market $95,000 Active 213 DOM
9. 2026-06-07
   days on market $95,000 Active 212 DOM
10. 2026-06-05
    days on market $95,000 Active 210 DOM
11. 2026-06-04
    days on market $95,000 Active 208 DOM
12. 2026-06-02
    days on market $95,000 Active 207 DOM
13. 2026-06-01
    days on market $95,000 Active 206 DOM
14. 2026-05-31
    days on market $95,000 Active 205 DOM
15. 2026-05-31
    days on market $95,000 Active 204 DOM
16. 2025-12-19
    price $95,000
17. 2025-11-07
    listed $99,999 Active
18. 2025-07-28
    historical
19. 2025-07-09
    price $85,000
20. 2025-06-30
    price $98,900
21. 2025-06-26
    listed $110,000 Active
22. 2024-03-05
    historical
23. 2024-01-26
    price $68,650
24. 2024-01-18
    price $68,750
25. 2024-01-11
    price $69,000
26. 2024-01-04
    price $69,750
27. 2023-12-29
    price $70,000
28. 2023-12-20
    price $71,500
29. 2023-12-19
    price $72,500
30. 2023-12-01
    price $73,500
31. 2023-10-16
    listed $74,000 Active
32. 2023-07-17
    historical
33. 2023-06-24
    price $65,000
34. 2023-06-09
    price $65,900
35. 2023-06-06
    price $66,400
36. 2023-05-25
    price $67,150
37. 2023-05-17
    price $67,900
38. 2023-05-05
    price $68,400
39. 2023-04-13
    price $68,900
40. 2023-04-05
    price $69,000
41. 2023-03-24
    price $70,000
42. 2023-03-16
    price $74,000
43. 2023-03-14
    price $75,500
44. 2023-03-13
    price $76,000
45. 2023-03-09
    price $76,500
46. 2023-03-08
    price $77,000
47. 2023-03-02
    price $78,500
48. 2023-02-27
    price $79,000
49. 2023-02-17
    price $82,000
50. 2023-02-15
    price $83,000

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,799
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,764
• Taxable income: $1,606
• Est. tax owed @ 24.0%: −$386
• After-tax cash flow: $2,638/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: Fredonia
• NCES district ID: 2006270
• Math proficiency: 19% ▲ 7.00%
• Reading proficiency: 30% ▲ 11.00%
• Median HH income: $36,652
• Composite: 20.33/100
• National rank: #8609
• State rank: #147 of 169 in KS

Livability — Fredonia

• Score: 70/100
• State rank: #155
• US rank: #7426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fredonia, KS
• Population (ZIP): 3,517

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 7,872 people
• By 2030: 7,383 · -6.2%
• By 2040: 6,533 · -17.0%
• By 2050: 5,923 · -24.8%
• By 2075: 5,134 · -34.8%
• By 2100: 4,788 · -39.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 2% Iranian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Wilson

• 2024 margin: Solid R (+62.4) · D 18.0% · R 80.3% · Other 1.7%
• 2008→2024 swing: -21.6pp toward R · 2008: -40.8pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+61.5 2016: R+63.1 2012: R+54.0 2008: R+40.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.11%
• Current HPI: 153.1194
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+196.9% since first listed

45 events — show timeline

• 2025-12-19 Price Changed $95,000 SCKMLS as Distributed by MLS Grid
• 2025-11-07 Listed $99,999 SCKMLS as Distributed by MLS Grid
• 2025-07-28 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2025-07-09 Price Changed $85,000 SCKMLS as Distributed by MLS Grid
• 2025-06-30 Price Changed $98,900 SCKMLS as Distributed by MLS Grid
• 2025-06-26 Listed $110,000 SCKMLS as Distributed by MLS Grid
• 2024-03-05 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-01-26 Price Changed $68,650 Heartland MLS as Distributed by MLS Grid
• 2024-01-18 Price Changed $68,750 Heartland MLS as Distributed by MLS Grid
• 2024-01-11 Price Changed $69,000 Heartland MLS as Distributed by MLS Grid
• 2024-01-04 Price Changed $69,750 Heartland MLS as Distributed by MLS Grid
• 2023-12-29 Price Changed $70,000 Heartland MLS as Distributed by MLS Grid
• 2023-12-20 Price Changed $71,500 Heartland MLS as Distributed by MLS Grid
• 2023-12-19 Price Changed $72,500 Heartland MLS as Distributed by MLS Grid
• 2023-12-01 Price Changed $73,500 Heartland MLS as Distributed by MLS Grid
• 2023-10-16 Listed $74,000 Heartland MLS as Distributed by MLS Grid
• 2023-07-17 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-06-24 Price Changed $65,000 Heartland MLS as Distributed by MLS Grid
• 2023-06-09 Price Changed $65,900 Heartland MLS as Distributed by MLS Grid
• 2023-06-06 Price Changed $66,400 Heartland MLS as Distributed by MLS Grid
• 2023-05-25 Price Changed $67,150 Heartland MLS as Distributed by MLS Grid
• 2023-05-17 Price Changed $67,900 Heartland MLS as Distributed by MLS Grid
• 2023-05-05 Price Changed $68,400 Heartland MLS as Distributed by MLS Grid
• 2023-04-13 Price Changed $68,900 Heartland MLS as Distributed by MLS Grid
• 2023-04-05 Price Changed $69,000 Heartland MLS as Distributed by MLS Grid
• 2023-03-24 Price Changed $70,000 Heartland MLS as Distributed by MLS Grid
• 2023-03-16 Price Changed $74,000 Heartland MLS as Distributed by MLS Grid
• 2023-03-14 Price Changed $75,500 Heartland MLS as Distributed by MLS Grid
• 2023-03-13 Price Changed $76,000 Heartland MLS as Distributed by MLS Grid
• 2023-03-09 Price Changed $76,500 Heartland MLS as Distributed by MLS Grid
• 2023-03-08 Price Changed $77,000 Heartland MLS as Distributed by MLS Grid
• 2023-03-02 Price Changed $78,500 Heartland MLS as Distributed by MLS Grid
• 2023-02-27 Price Changed $79,000 Heartland MLS as Distributed by MLS Grid
• 2023-02-17 Price Changed $82,000 Heartland MLS as Distributed by MLS Grid
• 2023-02-15 Price Changed $83,000 Heartland MLS as Distributed by MLS Grid
• 2023-02-09 Price Changed $84,000 Heartland MLS as Distributed by MLS Grid
• 2023-02-04 Price Changed $86,500 Heartland MLS as Distributed by MLS Grid
• 2023-01-18 Listed $89,000 Heartland MLS as Distributed by MLS Grid
• 2019-08-27 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2019-02-27 Listed $42,000 Heartland MLS as Distributed by MLS Grid
• 2011-04-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-11-05 Listed $49,900 Heartland MLS as Distributed by MLS Grid
• 2004-12-01 Sold (Public Records) $98,000 Public Records
• 1998-09-01 Sold (Public Records) $81,000 Public Records
• 1986-07-01 Sold (Public Records) $32,000 Public Records