2176 Alabama Ter · Quenemo, KS 66528

$75,000

3 bd · 1.0 ba · 1,282 sqft · SingleFamily public records · 38 Days on market

Built 1987 17 ac 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 +28.8/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

NOT A FORECLOSURE! This property is being offered by a private owner at Auction. The asking price is the starting Bid, it will Sell for a Higher Price. The Real Estate Auction is Saturday July 11th, 2026 @ 11:00AM. 1282 sq. ft. Earth contact home on 17.3 acres 3 bedrooms, 1 bath, 40'x 28' detached garage built in 1974 spacious yard, pond, and thick woods for wild life

Key facts

• 17.3 acre lot
• 2 garage spots
• Built 1987

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single Family Residence
• Financial info: No investor or income/expense details provided
• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage
• Security: No security details provided
• Utilities: Well water; Septic tank
• Home design: Single-family residence; Ranch floor plan; Living area approximately 1,282 above-grade square feet
• Construction: Stone veneer exterior; Composition roof; Slab foundation; Home age: 31–40 years
• Exterior features: Acreage lot (17.3 acres)

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms; Primary bedroom on the main floor; Additional main floor bedroom
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Wood-burning stove fireplace (1)
• Laundry & utility: Laundry located on the bedroom level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#383 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools C-, employment D, crime F.
• Marais Des Cygnes Valley (rural): math 35% / reading 25% proficiency, ranked #173 of 280 in KS (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 85 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• Franklin County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.41% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.42%
• DSCR: 1.64
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.9%
• Equity multiple: 3.71×
• Total profit: $56,980
• Equity at exit: $67,566

10-year hold

• IRR: 30.1%
• Equity multiple: 8.39×
• Total profit: $155,270
• Equity at exit: $145,709

Cash invested: $21,000 (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 66528

• Home prices YoY: 3.7%
• Active inventory: 13
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$161 /mo · $1,933/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $252

Break-even live

Break-even rent $741

Max offer price $75,000

Occupancy floor 71%

Sensitivity live

Price	-10% $295	-5% $274	+0% $252	+5% $231	+10% $210
Rent	-10% $169	-5% $211	+0% $252	+5% $294	+10% $336
Rate	-1.0pp $290	-0.5pp $271	base $252	+0.5pp $233	+1.0pp $213

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $75,000 Active 38 DOM
2. 2026-06-18
   days on market $75,000 Active 36 DOM
3. 2026-06-17
   remarks 370-char remark
4. 2026-06-17
   days on market $75,000 Active 35 DOM
5. 2026-06-17
   price $75,000 Active 34 DOM
6. 2026-06-16
   days on market $100,000 Active 34 DOM
7. 2026-06-15
   days on market $100,000 Active 33 DOM
8. 2026-06-13
   days on market $100,000 Active 31 DOM
9. 2026-06-12
   days on market $100,000 Active 30 DOM
10. 2026-06-09
    days on market $100,000 Active 27 DOM
11. 2026-06-08
    days on market $100,000 Active 26 DOM
12. 2026-06-07
    days on market $100,000 Active 25 DOM
13. 2026-06-05
    days on market $100,000 Active 23 DOM
14. 2026-06-04
    days on market $100,000 Active 21 DOM
15. 2026-06-02
    days on market $100,000 Active 20 DOM
16. 2026-06-01
    days on market $100,000 Active 19 DOM
17. 2026-05-31
    days on market $100,000 Active 18 DOM
18. 2026-05-31
    days on market $100,000 Active 17 DOM
19. 2026-05-12
    listed $100,000 Active

ⓘ 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: $1,933 · $161/mo
• Projected year-2 tax: $1,933 · $161/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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 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: $12,729
• − Mortgage interest: −$4,201
• − Property taxes: −$1,933
• − Insurance: −$375
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$2,182
• Taxable income: $2,002
• Est. tax owed @ 24.0%: −$480
• After-tax cash flow: $2,548/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: Marais Des Cygnes Valley
• NCES district ID: 2009480
• Math proficiency: 35% ▼ -20.00%
• Reading proficiency: 25% ▼ -20.00%
• Median HH income: $41,267
• Composite: 28.22/100
• National rank: #12177
• State rank: #173 of 280 in KS

Livability — Quenemo

• Score: 62/100
• State rank: #383
• US rank: #16988

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 876

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 (92%)
• Race & ethnicity: White 92% Black 3% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 17% Lithuanian 1%
• Languages at home: 98% English-only · German/W. Germanic 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: ▲ 10.42%
• Current HPI: 288.9546
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-12 Listed $100,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+7.3%/yr

Latest (2025): $1,933 · +1.5% YoY. Source: county tax records.