741 Cedar St

Everest, KS 66424

$25,000B+

1 bd · 1.0 ba · 864 sqft · Built 1900 · SingleFamily · Active · 245 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $845/mo
• Mortgage (P&I): −$131
• Tax + insurance: −$33
• HOA: −$0
• Vac / Maint / Mgmt: −$177
• Net cashflow: $504/mo
• Annual: $6,048/yr
• Cap rate: 30.48%
• Cash-on-cash: 86.39%
• DSCR: 4.84
• 1% rule: 3.38%
• Cash to close: $7,000

Investor read

• This is a 1-bed/1.0-bath single-family listed at $25k.
• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($845 rent vs $25k).
• It's been on market 245 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• In year one you build about $2k of equity ($173 loan paydown + $2k appreciation (7.5% local appreciation)).
• Location reads 63/100 on livability (#329 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• South Brown County (rural): math 28% / reading 26% proficiency, ranked #132 of 169 in KS (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Horton Elem (math 42% / reading 32%, grade F, #358 of 684 statewide, top 56%, 211 students, 60% FRL); Everest Middle (math 27% / reading 27%, grade F, #94 of 219 statewide, top 44%, 174 students, 58% FRL); Horton High (math 15% / reading 15%, grade F, #249 of 327 statewide, top 79%, 163 students, 59% FRL) — zoned schools at 59% FRL track the district average.
• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 3 active listings in the ZIP; 2 units permitted in Brown County in 2024 (0 in 5+ unit buildings).
• Brown County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $35k (58%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $25k implies a 56% gain — meaningful room to come down on a strong offer.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Questions for listing agent

• It's been on market 245 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.