1612 S Olive St · Pittsburg, KS 66762

$75,000

4 bd · 1.5 ba · 2,292 sqft · SingleFamily public records · 41 Days on market

Built 1920 0.29 ac lot $33/sqft · 67% below area

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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 +5.0/5.0
• Livability +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the allure of this 4-bedroom, 1.5-bathroom, two-story home, strategically positioned near PSU. Brimming with character, the residence boasts a classic brick exterior, highlighting its timeless charm and durability. Inside, hardwood floors grace the spacious rooms, creating a warm and inviting atmosphere. The additional features include a one-car attached garage and a basement. Enjoy the convenience of the location, providing easy access to educational institutions, cultural attractions, and various amenities. Check out for yourself the character and warmth this delightful residence exudes.

Key facts

• Spacious corner lot
• Prime location
• Hardwood floors

Tags

• SPACIOUS CORNER LOT
• PAINTED BRICK EXTERIOR
• HARDWOOD FLOORS
• DRIVE-IN BASEMENT GARAGE
• PRIME LOCATION

Property features AI

Finance

• Other: Located inside city limits
• HOA & community: No association fees

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Residential brick construction
• Construction: Brick construction; Composition roof; Built over 100 years ago
• Exterior features: Deck; Porch; Paved road access; Not in a flood plain

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric range
• Bedrooms: 4 bedrooms (two on the upper level, two on the main level)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas heating; Electric cooling; Window air conditioning units
• Interior features: Wood-burning fireplace; Full unfinished basement; Two-story floor plan
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 5.3% 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); 143 active listings in the ZIP; 65 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $25k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 2.02% ✓
• Cap rate: 14.44%
• Cash-on-cash: 29.11%
• DSCR: 2.30
• GRM: 4.1

CMA / ARV

• ARV (median comp): $227,401
• List price: $75,000
• Delta: -67.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 W Cleveland St	0.03mi	3/2.0 (-1)	2,424 (+6%)	14mo	$440,000	$182	70
1609 Woodland Ter	0.25mi	4/2.5	2,332 (+2%)	16mo	$279,000	$120	68
1607 S Olive St	0.05mi	3/2.0 (-1)	2,074 (-10%)	11mo	$230,000	$111	66
1602 S Olive St	0.07mi	3/2.5 (-1)	2,146 (-6%)	16mo	$189,000	$88	64
1309 S College N/A	0.27mi	4/2.0	2,588 (+13%)	2mo	$319,000	$123	62
1914 S Locust N/A	0.40mi	5/2.0 (+1)	2,485 (+8%)	1mo	$225,000	$91	59
1401 Woodland Terrace N/A	0.37mi	4/3.0	2,486 (+8%)	4mo	$325,000	$131	59
1912 S Locust N/A	0.40mi	5/2.5 (+1)	2,378 (+4%)	10mo	$197,500	$83	58
2011 S Broadway St	0.46mi	4/2.0	2,080 (-9%)	7mo	$125,000	$60	55
608 Sycamore Ln	0.49mi	3/2.0 (-1)	2,086 (-9%)	2mo	$245,000	$117	54
605 W Quincy St	0.45mi	4/3.0	2,472 (+8%)	8mo	$498,500	$202	53
407 W Adams St	0.64mi	4/1.5	2,055 (-10%)	18mo	$179,900	$88	38

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: 30.0%
• Equity multiple: 2.35×
• Total profit: $28,410
• Equity at exit: $11,183

10-year hold

• IRR: 40.4%
• Equity multiple: 5.92×
• Total profit: $103,398
• Equity at exit: $6,485

Cash invested: $21,000 (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: 143
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$260 /mo · $3,126/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $509

Break-even live

Break-even rent $867

Max offer price $75,000

Occupancy floor 61%

Sensitivity live

Price	-10% $552	-5% $531	+0% $509	+5% $488	+10% $467
Rent	-10% $390	-5% $450	+0% $509	+5% $569	+10% $629
Rate	-1.0pp $547	-0.5pp $529	base $509	+0.5pp $490	+1.0pp $470

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-23
   days on market $75,000 Active 41 DOM
2. 2026-06-21
   days on market $75,000 Active 40 DOM
3. 2026-06-19
   days on market $75,000 Active 38 DOM
4. 2026-06-18
   days on market $75,000 Active 37 DOM
5. 2026-06-17
   price $75,000 Active 36 DOM
6. 2026-06-17
   days on market $100,000 Active 36 DOM
7. 2026-06-16
   days on market $100,000 Active 35 DOM
8. 2026-06-15
   days on market $100,000 Active 34 DOM
9. 2026-06-14
   days on market $100,000 Active 32 DOM
10. 2026-06-13
    days on market $100,000 Active 31 DOM
11. 2026-06-10
    days on market $100,000 Active 29 DOM
12. 2026-06-09
    days on market $100,000 Active 28 DOM
13. 2026-06-08
    days on market $100,000 Active 27 DOM
14. 2026-06-07
    days on market $100,000 Active 26 DOM
15. 2026-06-05
    days on market $100,000 Active 23 DOM
16. 2026-06-03
    days on market $100,000 Active 22 DOM
17. 2026-06-02
    days on market $100,000 Active 21 DOM
18. 2026-06-01
    days on market $100,000 Active 20 DOM
19. 2026-05-31
    days on market $100,000 Active 19 DOM
20. 2026-05-30
    days on market $100,000 Active 18 DOM
21. 2026-05-12
    listed $100,000 Active 1037-char remark
22. 2024-03-21
    soldstatus
23. 2024-03-20
    soldstatus Closed 606-char remark

    Show marketing remark (606 chars)

    Discover the allure of this 4-bedroom, 1.5-bathroom, two-story home, strategically positioned near PSU. Brimming with character, the residence boasts a classic brick exterior, highlighting its timeless charm and durability. Inside, hardwood floors grace the spacious rooms, creating a warm and inviting atmosphere. The additional features include a one-car attached garage and a basement. Enjoy the convenience of the location, providing easy access to educational institutions, cultural attractions, and various amenities. Check out for yourself the character and warmth this delightful residence exudes.

24. 2024-02-29
    status Pending 606-char remark

    Show marketing remark (606 chars)

    Discover the allure of this 4-bedroom, 1.5-bathroom, two-story home, strategically positioned near PSU. Brimming with character, the residence boasts a classic brick exterior, highlighting its timeless charm and durability. Inside, hardwood floors grace the spacious rooms, creating a warm and inviting atmosphere. The additional features include a one-car attached garage and a basement. Enjoy the convenience of the location, providing easy access to educational institutions, cultural attractions, and various amenities. Check out for yourself the character and warmth this delightful residence exudes.

25. 2024-02-08
    status Active 606-char remark

    Show marketing remark (606 chars)

    Discover the allure of this 4-bedroom, 1.5-bathroom, two-story home, strategically positioned near PSU. Brimming with character, the residence boasts a classic brick exterior, highlighting its timeless charm and durability. Inside, hardwood floors grace the spacious rooms, creating a warm and inviting atmosphere. The additional features include a one-car attached garage and a basement. Enjoy the convenience of the location, providing easy access to educational institutions, cultural attractions, and various amenities. Check out for yourself the character and warmth this delightful residence exudes.

26. 2024-01-17
    historical Active Under Contract 606-char remark

    Show marketing remark (606 chars)

    Discover the allure of this 4-bedroom, 1.5-bathroom, two-story home, strategically positioned near PSU. Brimming with character, the residence boasts a classic brick exterior, highlighting its timeless charm and durability. Inside, hardwood floors grace the spacious rooms, creating a warm and inviting atmosphere. The additional features include a one-car attached garage and a basement. Enjoy the convenience of the location, providing easy access to educational institutions, cultural attractions, and various amenities. Check out for yourself the character and warmth this delightful residence exudes.

27. 2024-01-02
    listed $209,000 Active 606-char remark

    Show marketing remark (606 chars)

    Discover the allure of this 4-bedroom, 1.5-bathroom, two-story home, strategically positioned near PSU. Brimming with character, the residence boasts a classic brick exterior, highlighting its timeless charm and durability. Inside, hardwood floors grace the spacious rooms, creating a warm and inviting atmosphere. The additional features include a one-car attached garage and a basement. Enjoy the convenience of the location, providing easy access to educational institutions, cultural attractions, and various amenities. Check out for yourself the character and warmth this delightful residence exudes.

28. 2023-11-13
    price $219,000
29. 2023-08-01
    price $219,900
30. 2004-08-01
    soldstatus $94,900
31. 1986-11-01
    soldstatus $42,500

ⓘ 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: $3,126 · $260/mo
• Projected year-2 tax: $3,126 · $260/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $18,144
• − Mortgage interest: −$4,201
• − Property taxes: −$3,126
• − Insurance: −$375
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$2,182
• Taxable income: $5,357
• Est. tax owed @ 24.0%: −$1,286
• After-tax cash flow: $4,828/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

+76.5% since first listed

12 events — show timeline

• 2026-06-17 Price Changed $75,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-12 Listed $100,000 Heartland MLS as Distributed by MLS Grid
• 2024-03-21 Sold (Public Records) — Public Records
• 2024-03-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-02-29 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-02-08 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-01-17 Contingent — Heartland MLS as Distributed by MLS Grid
• 2024-01-02 Listed $209,000 Heartland MLS as Distributed by MLS Grid
• 2023-11-13 Price Changed $219,000 OGAR
• 2023-08-01 Price Changed $219,900 OGAR
• 2004-08-01 Sold (Public Records) $94,900 Public Records
• 1986-11-01 Sold (Public Records) $42,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,126 · +4.4% YoY. Source: county tax records.