113 S West St · Powhattan, KS 66527

$120,000

2 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 61 Days on market

Built 1900 0.32 ac lot

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Why this score? — see what drove the D+ 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 +17.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Appreciation +5.0/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Cute 3 bedroom located in Powhattan KS. 2 City lots. Shed and Cub Cadet will be included with the purchase of the home if the price is right.

Key facts

• Shed
• 2 city lots
• 0.32 acre lot

Tags

• 2 CITY LOTS
• SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (13.6% below list).
• Recommended offer: $104k (13.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#460 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools F, amenities F, commute F.
• South Brown County (rural): math 28% / reading 26% proficiency, ranked #132 of 169 in KS (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 2 active listings in the ZIP; 2 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($830 loan paydown + $4k appreciation (3.0% local appreciation)).
• Brown 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $120k implies a 1100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,636 (13.6% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 9.6

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: 10.9%
• Equity multiple: 1.62×
• Total profit: $20,867
• Equity at exit: $53,957

10-year hold

• IRR: 13.1%
• Equity multiple: 2.94×
• Total profit: $65,170
• Equity at exit: $83,154

Cash invested: $33,600 (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 66527

• Active inventory: 2
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,036 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$38 /mo · $455/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $101

Break-even live

Break-even rent $908

Max offer price $120,000

Occupancy floor 85%

Sensitivity live

Price	-10% $169	-5% $135	+0% $101	+5% $68	+10% $34
Rent	-10% $20	-5% $61	+0% $101	+5% $142	+10% $183
Rate	-1.0pp $162	-0.5pp $132	base $101	+0.5pp $70	+1.0pp $39

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $120,000 Active 61 DOM
2. 2026-06-18
   days on market $120,000 Active 59 DOM
3. 2026-06-17
   days on market $120,000 Active 58 DOM
4. 2026-06-16
   days on market $120,000 Active 57 DOM
5. 2026-06-15
   days on market $120,000 Active 56 DOM
6. 2026-06-13
   days on market $120,000 Active 54 DOM
7. 2026-06-12
   days on market $120,000 Active 53 DOM
8. 2026-06-09
   days on market $120,000 Active 50 DOM
9. 2026-06-08
   days on market $120,000 Active 49 DOM
10. 2026-06-07
    days on market $120,000 Active 48 DOM
11. 2026-06-05
    days on market $120,000 Active 46 DOM
12. 2026-06-04
    days on market $120,000 Active 44 DOM
13. 2026-06-02
    days on market $120,000 Active 43 DOM
14. 2026-06-01
    days on market $120,000 Active 42 DOM
15. 2026-05-31
    days on market $120,000 Active 41 DOM
16. 2026-05-31
    days on market $120,000 Active 40 DOM
17. 2026-04-20
    listed $120,000 Active 141-char remark

    Show marketing remark (141 chars)

    Cute 3 bedroom located in Powhattan KS. 2 City lots. Shed and Cub Cadet will be included with the purchase of the home if the price is right.

18. 2008-04-01
    soldstatus $10,000
19. 1990-05-01
    soldstatus $3,500

ⓘ 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: $455 · $38/mo
• Projected year-2 tax: $1,692 · $141/mo
• Expected delta: +$1,237/yr (+$103/mo · 271.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,436
• − Mortgage interest: −$6,722
• − Property taxes: −$455
• − Insurance: −$600
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$3,491
• Taxable loss: −$822
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $1,415/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: South Brown County
• NCES district ID: 2007470
• Math proficiency: 28% ▲ 4.00%
• Reading proficiency: 26% ▲ 1.00%
• Median HH income: $38,473
• Composite: 22.63/100
• National rank: #8063
• State rank: #132 of 169 in KS

Livability — Powhattan

• Score: 59/100
• State rank: #460
• US rank: #19779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Powhattan, KS
• Population (ZIP): 196

Population outlook (Brown County) Hauer SSP2

• Today (2025): 9,357 people
• By 2030: 9,119 · -2.5%
• By 2040: 8,629 · -7.8%
• By 2050: 8,188 · -12.5%
• By 2075: 7,138 · -23.7%
• By 2100: 5,586 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Native American 5%
• Common ancestry: Iranian 10% Slovak 2% Italian 2%
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+47.9) · D 25.0% · R 73.0% · Other 2.0%
• 2008→2024 swing: -9.8pp toward R · 2008: -38.1pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+48.2 2016: R+50.8 2012: R+44.0 2008: R+38.1

Not yet ingested

• Civics: —

Market trends

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

Price history

+3328.6% since first listed

3 events — show timeline

• 2026-04-20 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2008-04-01 Sold (Public Records) $10,000 Public Records
• 1990-05-01 Sold (Public Records) $3,500 Public Records

Property tax history

+9.5%/yr

Latest (2025): $455 · +24.3% YoY. Source: county tax records.