210 S Cedar · Marion, KS 66861-1328

$77,500

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 121 Days on market

Built 1910 7,405 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 7,405 sq ft lot
• Garage
• Built 1910

Tags

• LUXURY VINYL FLOORING
• PRIVATE HAND-PUMP WELL
• SMALL-TOWN KANSAS CHARM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#163 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Marion-Florence (rural): math 35% / reading 45% proficiency, ranked #37 of 169 in KS (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marion Elem (math 47% / reading 57%, grade C-, #131 of 684 statewide, top 23%, 244 students, 46% FRL); Marion Middle (math 32% / reading 37%, grade F, #49 of 219 statewide, top 24%, 127 students, 47% FRL); Marion High (math 15% / reading 24%, grade F, #198 of 327 statewide, top 66%, 142 students, 45% FRL).
• Market conditions: 1 active listings in the ZIP; 25 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($536 loan paydown + $2k appreciation (3.0% local appreciation)).
• Marion County population projected at -17% 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $78k implies a 675% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.45% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.22%
• DSCR: 1.99
• GRM: 5.7

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: 28.4%
• Equity multiple: 2.61×
• Total profit: $34,917
• Equity at exit: $34,847

10-year hold

• IRR: 28.9%
• Equity multiple: 5.08×
• Total profit: $88,428
• Equity at exit: $53,704

Cash invested: $21,700 (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 66861-1328

• Active inventory: 1
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$406
• Tax from tax record: −$49 /mo · $592/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $402

Break-even live

Break-even rent $618

Max offer price $77,500

Occupancy floor 59%

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-03-29
   status Pending
2. 2026-03-22
   status Active
3. 2026-03-18
   historical
4. 2026-02-13
   status Active
5. 2026-01-28
   status Pending
6. 2025-12-27
   price $77,500
7. 2025-12-27
   status Active
8. 2025-12-02
   historical
9. 2025-12-02
   status Active
10. 2025-11-20
    status Pending
11. 2025-10-25
    status Active
12. 2025-10-25
    price $87,500
13. 2025-10-07
    status Pending
14. 2025-09-17
    listed $92,500 Active
15. 1993-09-01
    soldstatus $10,000

ⓘ 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: $592 · $49/mo
• Projected year-2 tax: $1,093 · $91/mo
• Expected delta: +$500/yr (+$42/mo · 84.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,518
• − Mortgage interest: −$4,341
• − Property taxes: −$592
• − Insurance: −$388
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$2,255
• Taxable income: $3,779
• Est. tax owed @ 24.0%: −$907
• After-tax cash flow: $3,915/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: Marion-Florence
• NCES district ID: 2009240
• Math proficiency: 35% ▼ -6.00%
• Reading proficiency: 45% ▲ 1.00%
• Median HH income: $41,826
• Composite: 33.67/100
• National rank: #5390
• State rank: #37 of 169 in KS

Livability — Marion

• Score: 70/100
• State rank: #163
• US rank: #7701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion, KS

Population outlook (Marion County) Hauer SSP2

• Today (2025): 11,315 people
• By 2030: 10,852 · -4.1%
• By 2040: 9,989 · -11.7%
• By 2050: 9,375 · -17.1%
• By 2075: 8,969 · -20.7%
• By 2100: 9,019 · -20.3%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+675.0% since first listed

15 events — show timeline

• 2026-03-29 Pending — SCKMLS as Distributed by MLS Grid
• 2026-03-22 Relisted — SCKMLS as Distributed by MLS Grid
• 2026-03-18 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2026-02-13 Relisted — SCKMLS as Distributed by MLS Grid
• 2026-01-28 Pending — SCKMLS as Distributed by MLS Grid
• 2025-12-27 Price Changed $77,500 SCKMLS as Distributed by MLS Grid
• 2025-12-27 Relisted — SCKMLS as Distributed by MLS Grid
• 2025-12-02 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2025-12-02 Relisted — SCKMLS as Distributed by MLS Grid
• 2025-11-20 Pending — SCKMLS as Distributed by MLS Grid
• 2025-10-25 Relisted — SCKMLS as Distributed by MLS Grid
• 2025-10-25 Price Changed $87,500 SCKMLS as Distributed by MLS Grid
• 2025-10-07 Pending — SCKMLS as Distributed by MLS Grid
• 2025-09-17 Listed $92,500 SCKMLS as Distributed by MLS Grid
• 1993-09-01 Sold (Public Records) $10,000 Public Records

Property tax history

-1.8%/yr

Latest (2025): $592 · +18.0% YoY. Source: county tax records.