202 S Crawford St · Fort Scott, KS 66701

$55,700

4 bd · 2.5 ba · 2,020 sqft · SingleFamily public records · 170 Days on market

Built 1910 6,098 sqft lot

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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
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice Traditional Family Home. 3-4 BR, 2.5 baths. Lovely patio and landscaping. Covered front porch. Sun porch wiith Hot tub. Corner Lot. Many built in book shelves & window seat. Charming Kitchen. 2 car detached garage. Newer Heat & AC

Key facts

• Covered front porch
• Sun porch
• Charming kitchen

Tags

• COVERED FRONT PORCH
• SUN PORCH
• CHARMING KITCHEN
• LARGE LOT
• 2 CAR DETACHED GARAGE

Property features AI

Finance

• Other: Inside city limits
• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; 2-story home; Above-grade finished living area reported
• Construction: Frame construction with vinyl and wood siding; Composition roof; Partial basement
• Exterior features: Patio; Porch; Hot tub; Shed(s); Fencing (other); City limits, city lot, corner lot, level

Interior

• Kitchen: Dishwasher; Free-standing electric oven; Refrigerator; Freezer
• Bedrooms: 4 bedrooms (some bedrooms on second floor, others on first floor)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Heat pump; Natural gas heating; Electric cooling (air conditioning)
• Interior features: Ceiling fans; Hot tub; Window coverings; Sun room; Country kitchen
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $49k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 4.9% in Fort Scott — 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 (#259 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D, amenities F, commute F.
• Fort Scott (town): math 19% / reading 28% proficiency, ranked #150 of 169 in KS (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 70 active listings in the ZIP; 5 units permitted in Bourbon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $385 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bourbon County population projected at -21% 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $49k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,016 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 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 1910 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.40% ✓
• Cap rate: 19.04%
• Cash-on-cash: 45.53%
• DSCR: 3.03
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $163,620
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 S Eddy St	0.14mi	4/2.0	2,108 (+4%)	0mo	$199,000	$94	84
209 S Holbrook St	0.10mi	4/2.0	1,784 (-12%)	12mo	$135,000	$76	64
111 N Eddy St	0.26mi	4/2.0	1,979 (-2%)	23mo	$50,000	$25	63
739 S National Ave	0.48mi	4/3.0	1,992 (-1%)	13mo	$240,000	$120	62
223 S Hill St	0.60mi	4/2.0	1,963 (-3%)	5mo	$160,000	$82	61
736 S Wilson St	0.67mi	5/2.0 (+1)	2,034 (+1%)	14mo	$165,000	$81	49
124 S Margrave St	0.63mi	4/2.0	1,776 (-12%)	1mo	$140,000	$79	48
710 S Main St	0.43mi	4/1.0	1,750 (-13%)	6mo	$42,000	$24	46
904 S Crawford St	0.64mi	3/3.0 (-1)	1,865 (-8%)	16mo	$185,000	$99	37
729 S Heylman St	0.61mi	3/2.0 (-1)	1,740 (-14%)	18mo	$78,000	$45	26

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.7%
• Equity multiple: 2.84×
• Total profit: $28,730
• Equity at exit: $8,305

10-year hold

• IRR: 48.8%
• Equity multiple: 5.73×
• Total profit: $73,827
• Equity at exit: $4,816

Cash invested: $15,596 (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 66701

• Home prices YoY: -10.4%
• Active inventory: 70
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,338 medium
• Mortgage (P&I): −$292
• Tax from tax record: −$150 /mo · $1,804/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $592

Break-even live

Break-even rent $589

Max offer price $55,700

Occupancy floor 51%

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: $13,925
• Closing costs: $1,671
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   price $55,700 Active 170 DOM
2. 2026-06-16
   price $60,700 Active 170 DOM
3. 2026-06-15
   days on market $65,700 Active 170 DOM
4. 2026-06-13
   days on market $65,700 Active 168 DOM
5. 2026-06-12
   days on market $65,700 Active 167 DOM
6. 2026-06-09
   days on market $65,700 Active 164 DOM
7. 2026-06-08
   days on market $65,700 Active 163 DOM
8. 2026-06-07
   days on market $65,700 Active 162 DOM
9. 2026-06-07
   pricedays on market $65,700 Active 161 DOM
10. 2026-06-04
    days on market $70,700 Active 158 DOM
11. 2026-06-02
    days on market $70,700 Active 157 DOM
12. 2026-06-01
    days on market $70,700 Active 156 DOM
13. 2026-05-31
    days on market $70,700 Active 155 DOM
14. 2026-05-31
    days on market $70,700 Active 154 DOM
15. 2026-05-22
    price $70,700
16. 2026-05-17
    price $75,700
17. 2026-05-09
    price $79,700
18. 2026-05-02
    price $84,700
19. 2026-04-23
    price $89,700
20. 2026-04-23
    status Active
21. 2026-04-15
    historical
22. 2026-03-16
    status Active
23. 2026-03-15
    historical
24. 2026-02-20
    price $94,700
25. 2026-01-06
    price $99,700
26. 2025-12-19
    listed $105,000 Active
27. 2015-12-18
    soldstatus 247-char remark

    Show marketing remark (247 chars)

    Nice Traditional Family Home. 3-4 BR, 2.5 baths. Lovely patio and landscaping. Covered front porch. Sun porch wiith Hot tub. Corner Lot. Many built in book shelves & window seat. Charming Kitchen. 2 car detached garage. Newer Heat & AC

28. 2015-12-18
    soldstatus

    Show marketing remark (247 chars)

    Nice Traditional Family Home. 3-4 BR, 2.5 baths. Lovely patio and landscaping. Covered front porch. Sun porch wiith Hot tub. Corner Lot. Many built in book shelves & window seat. Charming Kitchen. 2 car detached garage. Newer Heat & AC

29. 2015-08-10
    listed $77,500 247-char remark

    Show marketing remark (247 chars)

    Nice Traditional Family Home. 3-4 BR, 2.5 baths. Lovely patio and landscaping. Covered front porch. Sun porch wiith Hot tub. Corner Lot. Many built in book shelves & window seat. Charming Kitchen. 2 car detached garage. Newer Heat & AC

30. 2014-05-21
    listed $77,500 155-char remark

    Show marketing remark (155 chars)

    Built-in shelves and window seat in DR, mature trees, perennial landscaping, paver patio, sun room with hot tub, new roof, newer heat/air. Nice corner lot.

31. 1987-03-01
    soldstatus $38,500
32. 1987-02-01
    soldstatus $39,000

ⓘ 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: $1,804 · $150/mo
• Projected year-2 tax: $1,804 · $150/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $16,061
• − Mortgage interest: −$3,120
• − Property taxes: −$1,804
• − Insurance: −$278
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$1,620
• Taxable income: $6,668
• Est. tax owed @ 24.0%: −$1,600
• After-tax cash flow: $5,500/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: Fort Scott
• NCES district ID: 2006180
• Math proficiency: 19% ▼ -3.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $38,034
• Composite: 19.64/100
• National rank: #8741
• State rank: #150 of 169 in KS

Livability — Fort Scott

• Score: 66/100
• State rank: #259
• US rank: #11422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Scott, KS
• Population (ZIP): 11,075

Population outlook (Bourbon County) Hauer SSP2

• Today (2025): 13,761 people
• By 2030: 13,139 · -4.5%
• By 2040: 11,920 · -13.4%
• By 2050: 10,892 · -20.8%
• By 2075: 8,645 · -37.2%
• By 2100: 6,751 · -50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 2% Serbian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Bourbon

• 2024 margin: Solid R (+54.2) · D 22.0% · R 76.1% · Other 1.9%
• 2008→2024 swing: -26.9pp toward R · 2008: -27.2pp · 2024: -54.2pp
• All cycles: 2024: R+54.2 2020: R+52.0 2016: R+50.8 2012: R+33.9 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.03%
• Current HPI: 172.2531
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+81.3% since first listed

18 events — show timeline

• 2026-05-22 Price Changed $70,700 Heartland MLS as Distributed by MLS Grid
• 2026-05-17 Price Changed $75,700 Heartland MLS as Distributed by MLS Grid
• 2026-05-09 Price Changed $79,700 Heartland MLS as Distributed by MLS Grid
• 2026-05-02 Price Changed $84,700 Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $89,700 Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-16 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-02-20 Price Changed $94,700 Heartland MLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $99,700 Heartland MLS as Distributed by MLS Grid
• 2025-12-19 Listed $105,000 Heartland MLS as Distributed by MLS Grid
• 2015-12-18 Sold (Public Records) — Public Records
• 2015-12-18 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-08-10 Listed $77,500 Heartland MLS as Distributed by MLS Grid
• 2014-05-21 Listed $77,500 Heartland MLS as Distributed by MLS Grid
• 1987-03-01 Sold (Public Records) $38,500 Public Records
• 1987-02-01 Sold (Public Records) $39,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,804 · +3.5% YoY. Source: county tax records.