120 J90 Rd · Piedmont, KS 67122

$20,000

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 23 Days on market

Built 1986 ↓ 30% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• New metal roof
• Greenhouse
• Utilities are intact

Tags

• FIX AND FLIP OPPORTUNITY
• UTILITIES ARE INTACT
• NEW METAL ROOF
• WOOD STOVE WILL REMAIN
• SEVERAL OUT BUILDINGS
• GREENHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $20k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Eureka (rural): math 28% / reading 39% proficiency, ranked #86 of 169 in KS (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 3 units permitted in Greenwood County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $738 of equity ($138 loan paydown + $600 appreciation (3.0% local appreciation)).
• Greenwood County population projected at -35% 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($20k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,700 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 5.01% ✓
• Cap rate: 45.49%
• Cash-on-cash: 139.98%
• DSCR: 7.23
• GRM: 1.7

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: —
• Equity multiple: 8.86×
• Total profit: $44,028
• Equity at exit: $8,993

10-year hold

• IRR: —
• Equity multiple: 18.58×
• Total profit: $98,455
• Equity at exit: $13,859

Cash invested: $5,600 (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 67122

• Active inventory: 4
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $653

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 30%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $20,000 Active 23 DOM
2. 2026-06-17
   days on market $20,000 Active 22 DOM
3. 2026-06-16
   days on market $20,000 Active 21 DOM
4. 2026-06-15
   days on market $20,000 Active 20 DOM
5. 2026-06-13
   days on market $20,000 Active 18 DOM
6. 2026-06-12
   days on market $20,000 Active 17 DOM
7. 2026-06-09
   days on market $20,000 Active 14 DOM
8. 2026-06-08
   days on market $20,000 Active 13 DOM
9. 2026-06-07
   days on market $20,000 Active 12 DOM
10. 2026-06-05
    days on market $20,000 Active 10 DOM
11. 2026-06-04
    days on market $20,000 Active 8 DOM
12. 2026-06-02
    days on market $20,000 Active 7 DOM
13. 2026-06-01
    days on market $20,000 Active 6 DOM
14. 2026-05-31
    days on market $20,000 Active 5 DOM
15. 2026-05-31
    days on market $20,000 Active 4 DOM
16. 2026-05-26
    listed $20,000 Active
17. 1994-06-01
    soldstatus $30,000
18. 1993-12-01
    soldstatus $28,500

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,022
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$582
• Taxable income: $7,996
• Est. tax owed @ 24.0%: −$1,919
• After-tax cash flow: $5,920/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: Eureka
• NCES district ID: 2006120
• Math proficiency: 28% ▼ -1.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $37,104
• Composite: 27.83/100
• National rank: #6885
• State rank: #86 of 169 in KS

Livability — Piedmont

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

Census & demographics

• Census place: Piedmont, KS
• Population (ZIP): 303

Population outlook (Greenwood County) Hauer SSP2

• Today (2025): 5,505 people
• By 2030: 5,103 · -7.3%
• By 2040: 4,287 · -22.1%
• By 2050: 3,576 · -35.0%
• By 2075: 2,370 · -56.9%
• By 2100: 1,459 · -73.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 7%
• Common ancestry: Romanian 2% Iranian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Greenwood

• 2024 margin: Solid R (+61.0) · D 18.8% · R 79.7% · Other 1.5%
• 2008→2024 swing: -17.2pp toward R · 2008: -43.8pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+60.8 2016: R+59.1 2012: R+49.3 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

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

Price history

-29.8% since first listed

3 events — show timeline

• 2026-05-26 Listed $20,000 FSBO.com
• 1994-06-01 Sold (Public Records) $30,000 Public Records
• 1993-12-01 Sold (Public Records) $28,500 Public Records