701 W Avenue A · McPherson, KS 67460

$69,000

3 bd · 1.0 ba · 1,193 sqft · Other · 45 Days on market

Built 1960 2,178 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 +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller has never lived in property. Buyer satisfy with inspections. No warranty or guarantee except for clear title. Bsmt Finsh%:0

Key facts

• 2,178 sq ft lot
• 2 garage spots
• Built 1960

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water
• Home design: Single family residence; Residential property
• Construction: Metal roof; Other construction materials; Crawl space basement
• Exterior features: Covered patio/porch; Shed(s)

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric heating; Window air conditioning units
• Interior features: Refrigerator; Gas water heater; No fireplace
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $69k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#12 in KS, #1,567 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F.
• Mcpherson (town): math 25% / reading 32% proficiency, ranked #103 of 169 in KS (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Roosevelt Elem (math 27% / reading 42%, grade F, #388 of 684 statewide, top 61%, 266 students, 65% FRL); Mcpherson Middle School (math 21% / reading 27%, grade F, #121 of 219 statewide, top 56%, 492 students, 42% FRL); Mcpherson High (math 22% / reading 22%, grade F, #165 of 327 statewide, top 55%, 709 students, 36% FRL) — zoned schools average 48% FRL vs 32% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 149 active listings in the ZIP; solid renter incomes; 102 units permitted in McPherson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• McPherson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $8k; list at $69k implies a 820% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.85% ✓
• Cap rate: 16.16%
• Cash-on-cash: 35.25%
• DSCR: 2.57
• GRM: 4.5

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-4,076
• Equity at exit: $10,288

10-year hold

• IRR: 4.4%
• Equity multiple: 1.33×
• Total profit: $6,379
• Equity at exit: $5,966

Cash invested: $19,320 (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 67460

• Active inventory: 149
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$52 /mo · $618/yr
• Insurance: −$29
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $107

Break-even live

Break-even rent $1,142

Max offer price $69,000

Occupancy floor 87%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $69,000 Active 45 DOM
2. 2026-06-18
   days on market $69,000 Active 44 DOM
3. 2026-06-17
   days on market $69,000 Active 43 DOM
4. 2026-06-16
   days on market $69,000 Active 42 DOM
5. 2026-06-15
   days on market $69,000 Active 41 DOM
6. 2026-06-14
   days on market $69,000 Active 39 DOM
7. 2026-06-12
   days on market $69,000 Active 38 DOM
8. 2026-06-09
   days on market $69,000 Active 35 DOM
9. 2026-06-08
   days on market $69,000 Active 34 DOM
10. 2026-06-07
    days on market $69,000 Active 33 DOM
11. 2026-06-05
    days on market $69,000 Active 31 DOM
12. 2026-06-04
    days on market $69,000 Active 29 DOM
13. 2026-06-02
    days on market $69,000 Active 28 DOM
14. 2026-06-01
    days on market $69,000 Active 27 DOM
15. 2026-05-31
    days on market $69,000 Active 26 DOM
16. 2026-05-31
    days on market $69,000 Active 25 DOM
17. 2026-05-05
    listed $69,000 Active
18. 2009-11-13
    soldstatus 130-char remark

    Show marketing remark (130 chars)

    Seller has never lived in property. Buyer satisfy with inspections. No warranty or guarantee except for clear title. Bsmt Finsh%:0

19. 2009-11-04
    listed $10,000 130-char remark

    Show marketing remark (130 chars)

    Seller has never lived in property. Buyer satisfy with inspections. No warranty or guarantee except for clear title. Bsmt Finsh%:0

20. 2009-11-01
    soldstatus $7,500
21. 2008-11-03
    listed $27,500

ⓘ 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: $618 · $52/mo
• Projected year-2 tax: $973 · $81/mo
• Expected delta: +$354/yr (+$30/mo · 57.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 65% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,337
• − Mortgage interest: −$3,865
• − Property taxes: −$618
• − Insurance: −$5,870
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$2,007
• Taxable income: $522
• Est. tax owed @ 24.0%: −$125
• After-tax cash flow: $1,160/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: Mcpherson
• NCES district ID: 2009390
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $54,750
• Composite: 25.39/100
• National rank: #7468
• State rank: #103 of 169 in KS

Livability — McPherson

• Score: 81/100
• State rank: #12
• US rank: #1567

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McPherson, KS
• County: McPherson County · 16,348 people
• City population: 16,348
• Metro: McPherson, KS
• Population (ZIP): 16,348
• Household income: $80,720
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 492.0

Population outlook (McPherson County) Hauer SSP2

• Today (2025): 28,958 people
• By 2030: 28,735 · -0.8%
• By 2040: 28,020 · -3.2%
• By 2050: 27,276 · -5.8%
• By 2075: 26,211 · -9.5%
• By 2100: 23,976 · -17.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Two or more races 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Iranian 3% Serbian 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · McPherson

• 2024 margin: Solid R (+41.1) · D 28.5% · R 69.6% · Other 1.9%
• 2008→2024 swing: -5.8pp toward R · 2008: -35.3pp · 2024: -41.1pp
• All cycles: 2024: R+41.1 2020: R+40.3 2016: R+42.0 2012: R+41.6 2008: R+35.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -216.18%
• Current HPI: 155.3302
• Rent YoY: —
• Metro: McPherson, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+150.9% since first listed

5 events — show timeline

• 2026-05-05 Listed $69,000 MKMLS as distributed by MLS GRID
• 2009-11-13 Sold (MLS) — MKMLS as distributed by MLS GRID
• 2009-11-04 Listed $10,000 MKMLS as distributed by MLS GRID
• 2009-11-01 Sold (Public Records) $7,500 Public Records
• 2008-11-03 Listed $27,500 MKMLS as distributed by MLS GRID

Property tax history

+12.3%/yr

Latest (2025): $618 · -0.5% YoY. Source: county tax records.