1201 E Buckeye St · Columbus, KS 66725

$65,000

2 bd · 1.0 ba · 868 sqft · Manufactured · 10 Days on market

1.00 ac lot

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 1992 single-wide home situated on a beautiful park-like corner acre with multiple mature trees offering shade galore. This property features a storm shelter, septic system, city water, and a fenced yard perfect for outdoor enjoyment. Also INCLUDED are two additional lots that could be sold separately, providing investment or expansion potential. The lot at 0 N Ave is not within the city limits, and the lot at 513 N Ave previously had an electric meter installed. Plenty of space, and the possibilities are endless.

Key facts

• Fenced yard
• Additional lots
• City water

Tags

• STORM SHELTER
• SEPTIC SYSTEM
• CITY WATER
• FENCED YARD
• ADDITIONAL LOTS
• INVESTMENT POTENTIAL

Property features AI

Finance

• Other: Living area reported as 868 (public records); Age estimated at 31–40 years
• HOA & community: Association fee listed as $1 (no regular frequency indicated); No maintenance provided

Exterior

• Parking: Off-street parking
• Utilities: Public water; Septic tank sewer
• Home design: Manufactured single-family residence
• Construction: Vinyl siding; Other type roof
• Exterior features: Property not in a flood plain; Approximately 1-acre lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling (has cooling)
• Interior features: Ranch floor plan; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($801 rent vs $65k).
• Cap rate 9.7% vs local median 5.4% in Columbus — 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 73/100 on livability (#96 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: schools D-, amenities F, commute F.
• Columbus (town): math 22% / reading 35% proficiency, ranked #120 of 169 in KS (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 40 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 17 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cherokee County population projected at -26% 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 $18k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

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. 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?
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: 1.23% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.09%
• DSCR: 1.54
• GRM: 6.8

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: 1.7%
• Equity multiple: 1.06×
• Total profit: $1,157
• Equity at exit: $9,692

10-year hold

• IRR: 11.3%
• Equity multiple: 1.88×
• Total profit: $16,093
• Equity at exit: $5,620

Cash invested: $18,200 (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 66725

• Home prices YoY: -11.7%
• Active inventory: 40
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $801 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $183

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 72%

Sensitivity live

Price	-10% $228	-5% $206	+0% $183	+5% $161	+10% $138
Rent	-10% $120	-5% $152	+0% $183	+5% $215	+10% $247
Rate	-1.0pp $216	-0.5pp $200	base $183	+0.5pp $167	+1.0pp $149

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Northeast Ave Columbus, KS	1.0	1.0	900	$900	$1.00	22d	1	0.26mi
109 S Illinois Ave Columbus, KS	1.0	1.0	690	$750	$1.09	22d	1	0.47mi
305 W Maple St Columbus, KS	1.0	1.0	550	$650	$1.18	22d	1	1.00mi
305 W Maple St Apt 1 Columbus, KS	1.0	1.0	550	$500	$0.91	22d	1	1.00mi

Listing history 3 events

1. 2026-05-15
   listed $65,000 Active 534-char remark

   Show marketing remark (534 chars)

   Well-maintained 1992 single-wide home situated on a beautiful park-like corner acre with multiple mature trees offering shade galore. This property features a storm shelter, septic system, city water, and a fenced yard perfect for outdoor enjoyment. Also INCLUDED are two additional lots that could be sold separately, providing investment or expansion potential. The lot at 0 N Ave is not within the city limits, and the lot at 513 N Ave previously had an electric meter installed. Plenty of space, and the possibilities are endless.

2. 2026-05-15
   listed $65,000 Active 534-char remark

   Show marketing remark (534 chars)

   Well-maintained 1992 single-wide home situated on a beautiful park-like corner acre with multiple mature trees offering shade galore. This property features a storm shelter, septic system, city water, and a fenced yard perfect for outdoor enjoyment. Also INCLUDED are two additional lots that could be sold separately, providing investment or expansion potential. The lot at 0 N Ave is not within the city limits, and the lot at 513 N Ave previously had an electric meter installed. Plenty of space, and the possibilities are endless.

3. 1992-05-01
   soldstatus

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 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: $9,608
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$769
• − Management: −$769
• − Depreciation: −$1,891
• Taxable income: $1,239
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $1,903/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: Columbus
• NCES district ID: 2005070
• Math proficiency: 22% ▼ -1.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $41,308
• Composite: 24.08/100
• National rank: #7756
• State rank: #120 of 169 in KS

Livability — Columbus

• Score: 73/100
• State rank: #96
• US rank: #5460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbus, KS
• Population (ZIP): 5,102

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 18,848 people
• By 2030: 17,862 · -5.2%
• By 2040: 15,850 · -15.9%
• By 2050: 13,915 · -26.2%
• By 2075: 10,102 · -46.4%
• By 2100: 6,977 · -63.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Black 2% Hispanic / Latino 2% Native American 1%
• Common ancestry: Italian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+52.9) · D 22.6% · R 75.5% · Other 1.9%
• 2008→2024 swing: -29.2pp toward R · 2008: -23.7pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+49.9 2016: R+48.4 2012: R+29.5 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.61%
• Current HPI: 216.89
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

7 events — show timeline

• 2026-06-02 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-06-02 Sold (MLS) — OGAR
• 2026-05-27 Pending — OGAR
• 2026-05-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-15 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-15 Listed $65,000 OGAR
• 1992-05-01 Sold (Public Records) — Public Records

Property tax history

-1.1%/yr

Latest (2025): $64 · -62.3% YoY. Source: county tax records.