734 S Hickory St S · Ottawa, KS 66067

$117,500

2 bd · 1.0 ba · 892 sqft · SingleFamily public records · 3 Days on market

Built 1920 8,700 sqft 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 +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom 1 bathroom fixer upper on nice street. HVAC is newer (2 years) along with a new sanitary sewer line. Property needs to be cleaned up and ready to go. Property is being sold as-is.

Key facts

• 8,700 sq ft lot
• Built 1920
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $82 ($980/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 $113k (4.2% below list).
• Recommended offer: $113k (4.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#125 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools F, amenities F.
• Ottawa (town): math 23% / reading 30% proficiency, ranked #128 of 169 in KS (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 106 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 85 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $812 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Franklin County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y ago 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.
• Current owner paid $38k; list at $118k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,524 (4.2% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.98%
• DSCR: 1.13
• GRM: 8.7

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-13,826
• Equity at exit: $17,520

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-5,286
• Equity at exit: $10,159

Cash invested: $32,900 (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 66067

• Home prices YoY: -33.6%
• Active inventory: 106
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,125 high
• Mortgage (P&I): −$616
• Tax from tax record: −$142 /mo · $1,706/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $82

Break-even live

Break-even rent $1,022

Max offer price $117,500

Occupancy floor 88%

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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
744 S Cedar St Unit 744-012 Ottawa, KS	1.0	1.0	845	$1,000	$1.18	2d	1	0.04mi
744 S Cedar St Unit 745-117 Ottawa, KS	2.0	1.5	1100	$1,200	$1.09	10d	1	0.04mi
4 Canterbury Ct Ottawa, KS	1.0–4.0	1.0–1.5	929	$1,225	$1.32	23d	4	0.74mi
627 N King St Ottawa, KS	3.0	1.5	804	$1,500	$1.87	23d	1	1.28mi
1141 W 17th St Ottawa, KS	2.0–3.0	1.0–2.0	1030	$1,250	$1.21	23d	2	1.40mi
737 N King St Ottawa, KS	2.0	1.0	784	$1,300	$1.66	23d	1	1.40mi

Listing history 13 events

1. 2026-04-18
   status Pending
2. 2026-04-16
   listed $117,500 Active
3. 2026-04-14
   historical $117,500
4. 2022-10-12
   soldstatus Closed 189-char remark

   Show marketing remark (189 chars)

   2 bedroom 1 bathroom fixer upper on nice street. HVAC is newer (2 years) along with a new sanitary sewer line. Property needs to be cleaned up and ready to go. Property is being sold as-is.

5. 2022-10-10
   status Pending 189-char remark

   Show marketing remark (189 chars)

   2 bedroom 1 bathroom fixer upper on nice street. HVAC is newer (2 years) along with a new sanitary sewer line. Property needs to be cleaned up and ready to go. Property is being sold as-is.

6. 2022-10-07
   soldstatus Closed 189-char remark

   Show marketing remark (189 chars)

   2 bedroom 1 bathroom fixer upper on nice street. HVAC is newer (2 years) along with a new sanitary sewer line. Property needs to be cleaned up and ready to go. Property is being sold as-is.

7. 2022-09-29
   status Pending 189-char remark

   Show marketing remark (189 chars)

   2 bedroom 1 bathroom fixer upper on nice street. HVAC is newer (2 years) along with a new sanitary sewer line. Property needs to be cleaned up and ready to go. Property is being sold as-is.

8. 2022-09-27
   listed $65,000 Active 189-char remark

   Show marketing remark (189 chars)

   2 bedroom 1 bathroom fixer upper on nice street. HVAC is newer (2 years) along with a new sanitary sewer line. Property needs to be cleaned up and ready to go. Property is being sold as-is.

9. 2011-07-18
   soldstatus 525-char remark

   Show marketing remark (525 chars)

   REDUCED!! REDUCED!! Move in ready! Cute sunny kitchen with lots of cabinets and refrigerator nook. The living room has a nice window seat. Dining and living area big and open, all wide blinds and carpet. Large bathroom area with lots of storage cabinets and washer/dryer facilities. Inside entrance into full basement. Large trees in front with a porch to enjoy sitting on, on a nice day or evening. Large back yard. This home is affordable, a good buy, makes no sense to rent. Buyers considering a 2 bedroom must go inside.

10. 2010-09-24
    listed $45,000 525-char remark

    Show marketing remark (525 chars)

    REDUCED!! REDUCED!! Move in ready! Cute sunny kitchen with lots of cabinets and refrigerator nook. The living room has a nice window seat. Dining and living area big and open, all wide blinds and carpet. Large bathroom area with lots of storage cabinets and washer/dryer facilities. Inside entrance into full basement. Large trees in front with a porch to enjoy sitting on, on a nice day or evening. Large back yard. This home is affordable, a good buy, makes no sense to rent. Buyers considering a 2 bedroom must go inside.

11. 2001-05-01
    soldstatus $38,000
12. 1998-07-01
    soldstatus $25,000
13. 1994-10-01
    soldstatus $35,000

ⓘ 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: $1,706 · $142/mo
• Projected year-2 tax: $1,706 · $142/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 18 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: $13,503
• − Mortgage interest: −$6,582
• − Property taxes: −$1,706
• − Insurance: −$588
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$3,418
• Taxable loss: −$951
• Est. tax savings @ 24.0%: +$228
• After-tax cash flow: $1,208/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: Ottawa
• NCES district ID: 2000015
• Math proficiency: 23% ▲ 2.00%
• Reading proficiency: 30% ▲ 3.00%
• Median HH income: $46,080
• Composite: 22.9/100
• National rank: #8003
• State rank: #128 of 169 in KS

Livability — Ottawa

• Score: 72/100
• State rank: #125
• US rank: #6479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ottawa, KS
• City population: 16,146
• Population (ZIP): 16,146

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 24,777 people
• By 2030: 24,116 · -2.7%
• By 2040: 22,426 · -9.5%
• By 2050: 20,555 · -17.0%
• By 2075: 17,149 · -30.8%
• By 2100: 14,526 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+40.1) · D 28.9% · R 69.0% · Other 2.0%
• 2008→2024 swing: -17.6pp toward R · 2008: -22.5pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+38.4 2016: R+39.4 2012: R+30.4 2008: R+22.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -156.97%
• Current HPI: 309.5576
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+235.7% since first listed

13 events — show timeline

• 2026-04-18 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-16 Listed $117,500 Heartland MLS as Distributed by MLS Grid
• 2026-04-14 Coming Soon $117,500 Heartland MLS as Distributed by MLS Grid
• 2022-10-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-10-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-10-07 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-09-29 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-09-27 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2011-07-18 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-09-24 Listed $45,000 Heartland MLS as Distributed by MLS Grid
• 2001-05-01 Sold (Public Records) $38,000 Public Records
• 1998-07-01 Sold (Public Records) $25,000 Public Records
• 1994-10-01 Sold (Public Records) $35,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,706 · +33.8% YoY. Source: county tax records.