304 E Forest St · Pittsburg, KS 66762

$66,000

1 bd · 1.0 ba · 676 sqft · SingleFamily public records · 6 Days on market

Built 1920 3,551 sqft lot Est $56k · 18% over

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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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Rent growth +5.0/5.0
• Livability +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

A cozy cottage for a starter home or investment property! Currently 1 bedroom with adaptability, located in SE Pittsburg. You will love the spacious living room, new flooring, fixtures and updated decor in neutral hues. Nice walk in closet in bedroom. Other amenities include storage, carport, deck and fenced backyard. Lower taxes and move in ready condition make this a very affordable place to begin your homeowner journey! Has been rented at $620 per month in the past. This property is being sold in it's present condition.

Key facts

• All-new gutters
• Carport
• Updated lvp flooring

Tags

• NEW ROOF
• ALL-NEW GUTTERS
• UPDATED LVP FLOORING
• REMODELED LAUNDRY ROOM
• BUILT-IN EAT-IN COUNTER
• CARPORT

Property features AI

Finance

• Other: Lot about 3,551 square feet (per appraiser)
• Financial info: $680 annual tax
• HOA & community: No association fees

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Frame construction; Composition roof; Approximately 101+ years old; About 676 above-grade living area (appraiser)
• Construction: Frame construction; Composition roof
• Exterior features: Not in a flood plain

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Bungalow floor plan; Crawl space basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($808 rent vs $66k).
• Cap rate 10.1% vs local median 5.4% in Pittsburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#270 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.
• Pittsburg (town): math 29% / reading 31% proficiency, ranked #111 of 169 in KS (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pittsburg Middle School (math 28% / reading 26%, grade F, #94 of 219 statewide, top 44%, 720 students, 67% FRL); Pittsburg High (math 27% / reading 32%, grade F, #60 of 327 statewide, top 24%, 1,017 students, 60% FRL).
• Market conditions: Rents rising fast (+13.8%/yr); 142 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 65 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $456 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $15k; list at $66k implies a 347% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000

Questions for the listing agent

1. Built in 1920 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.55%
• DSCR: 1.60
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $56,108
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 E Forest St	0.00mi	1/1.0	676 (0%)	23mo	$52,500	$78	81
508 S Joplin St	0.06mi	1/1.0	600 (-11%)	9mo	$23,000	$38	71
118 W Jefferson St	0.40mi	1/1.0	700 (+4%)	9mo	$84,900	$121	68
410 E Adams St	0.24mi	2/1.0 (+1)	728 (+8%)	9mo	$59,900	$82	64
807 S Elm St	0.24mi	2/1.0 (+1)	660 (-2%)	23mo	$63,000	$95	60
1005 S Walnut St	0.50mi	2/1.0 (+1)	728 (+8%)	17mo	$65,000	$89	45
304 S Olive St	0.47mi	2/1.0 (+1)	720 (+6%)	22mo	$59,500	$83	44
106 E Carlton St	0.71mi	2/1.0 (+1)	748 (+11%)	6mo	$85,000	$114	39
715 E Madison St	0.62mi	2/1.0 (+1)	768 (+14%)	23mo	$50,000	$65	24

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.37×
• Total profit: $6,864
• Equity at exit: $9,841

10-year hold

• IRR: 21.9%
• Equity multiple: 3.30×
• Total profit: $42,514
• Equity at exit: $5,706

Cash invested: $18,480 (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 66762

• Rents YoY: 13.8%
• Active inventory: 142
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $808 medium
• Mortgage (P&I): −$346
• Tax from tax record: −$56 /mo · $673/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $209

Break-even live

Break-even rent $544

Max offer price $66,000

Occupancy floor 69%

Sensitivity live

Price	-10% $246	-5% $227	+0% $209	+5% $190	+10% $171
Rent	-10% $145	-5% $177	+0% $209	+5% $241	+10% $273
Rate	-1.0pp $242	-0.5pp $225	base $209	+0.5pp $192	+1.0pp $174

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: $16,500
• Closing costs: $1,980
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 E Adams St Unit A Pittsburg, KS	2.0	1.0	750	$800	$1.07	45d	1	0.22mi
1802 S Pine St Unit 2 Pittsburg, KS	2.0	1.0	627	$999	$1.59	45d	1	1.03mi
107 W Lindburg St Pittsburg, KS	1.0	1.0	600	$650	$1.08	45d	1	1.05mi
1902 S Broadway St Pittsburg, KS	2.0	1.0	533	$874	$1.64	22d	6	1.07mi

Listing history 5 events

1. 2026-06-21
   days on market $66,000 Active 6 DOM
2. 2026-06-19
   days on market $66,000 Active 4 DOM
3. 2026-06-18
   days on market $66,000 Active 3 DOM
4. 2026-06-17
   days on market $66,000 Active 2 DOM
5. 2026-06-16
   listed $66,000 Active 1 DOM

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

Tax reassessment forecast KS · Resets to sale price

• Current annual tax: $673 · $56/mo
• Projected year-2 tax: $931 · $78/mo
• Expected delta: +$257/yr (+$21/mo · 38.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 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: $9,697
• − Mortgage interest: −$3,697
• − Property taxes: −$673
• − Insurance: −$330
• − Repairs & maintenance: −$776
• − Management: −$776
• − Depreciation: −$1,920
• Taxable income: $1,526
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $2,138/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: Pittsburg
• NCES district ID: 2010710
• Math proficiency: 29% ▼ -5.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $33,608
• Composite: 24.63/100
• National rank: #7629
• State rank: #111 of 169 in KS

Livability — Pittsburg

• Score: 66/100
• State rank: #270
• US rank: #12149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pittsburg, KS
• County: Crawford County · 24,907 people
• City population: 24,907
• Metro: Pittsburg, KS
• Population (ZIP): 24,907
• Household income: $50,511
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1186.0

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,393 people
• By 2030: 39,540 · +0.4%
• By 2040: 39,452 · +0.1%
• By 2050: 39,188 · -0.5%
• By 2075: 39,038 · -0.9%
• By 2100: 38,219 · -3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Two or more races 5% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 1%

Political lean MEDSL · Crawford

• 2024 margin: Strong R (+25.3) · D 36.5% · R 61.7% · Other 1.8%
• 2008→2024 swing: -26.7pp toward R · 2008: 1.4pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+23.1 2016: R+23.1 2012: R+6.5 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.14%
• Current HPI: 158.7878
• Rent YoY: ▲ 13.80%
• Metro: Pittsburg, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+633.3% since first listed

13 events — show timeline

• 2026-06-15 Listed $66,000 Heartland MLS as Distributed by MLS Grid
• 2024-07-16 Sold (Public Records) — Public Records
• 2024-07-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-06-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-05-18 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-05-18 Price Changed $52,500 Heartland MLS as Distributed by MLS Grid
• 2024-04-27 Contingent — Heartland MLS as Distributed by MLS Grid
• 2024-04-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-02-03 Listed $55,000 Heartland MLS as Distributed by MLS Grid
• 2021-11-23 Sold (Public Records) — Public Records
• 2021-08-30 Sold (Public Records) — Public Records
• 2009-03-01 Sold (Public Records) $14,750 Public Records
• 1992-11-01 Sold (Public Records) $9,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $673 · -17.5% YoY. Source: county tax records.