102 E Chautauqua St · Chautauqua, KS 67334

$75,000

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 17 Days on market

Built 2008

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Why this score? — see what drove the C+ 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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Key facts

• Built 2008
• Listed 17 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($846 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#576 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Chautauqua County Community (rural): math 25% / reading 25% proficiency, ranked #236 of 280 in KS (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Chautauqua County population projected at -18% 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.58%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $18,648
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 S Binn N/A	0.18mi	1/1.0 (-1)	974 (+10%)	7mo	$20,000	$21	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 15.5%
• Equity multiple: 1.89×
• Total profit: $18,606
• Equity at exit: $33,723

10-year hold

• IRR: 17.2%
• Equity multiple: 3.52×
• Total profit: $52,869
• Equity at exit: $51,972

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 67334

• Active inventory: 1
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $846 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $150

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 77%

Sensitivity live

Price	-10% $202	-5% $176	+0% $150	+5% $124	+10% $98
Rent	-10% $83	-5% $117	+0% $150	+5% $183	+10% $217
Rate	-1.0pp $188	-0.5pp $169	base $150	+0.5pp $131	+1.0pp $111

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 12 events

1. 2026-06-21
   days on market $75,000 Active 17 DOM
2. 2026-06-18
   days on market $75,000 Active 15 DOM
3. 2026-06-17
   days on market $75,000 Active 14 DOM
4. 2026-06-16
   days on market $75,000 Active 13 DOM
5. 2026-06-15
   days on market $75,000 Active 12 DOM
6. 2026-06-13
   days on market $75,000 Active 10 DOM
7. 2026-06-12
   days on market $75,000 Active 9 DOM
8. 2026-06-09
   days on market $75,000 Active 6 DOM
9. 2026-06-08
   days on market $75,000 Active 5 DOM
10. 2026-06-07
    days on market $75,000 Active 4 DOM
11. 2026-06-05
    days on market $75,000 Active 2 DOM
12. 2026-06-04
    listed $75,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,153
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$812
• − Management: −$812
• − Depreciation: −$2,182
• Taxable income: $645
• Est. tax owed @ 24.0%: −$155
• After-tax cash flow: $1,646/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: Chautauqua County Community
• NCES district ID: 2011520
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 25% ▲ 5.00%
• Median HH income: $37,570
• Composite: 23.91/100
• National rank: #13201
• State rank: #236 of 280 in KS

Livability — Chautauqua

• Score: 55/100
• State rank: #576
• US rank: #23631

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chautauqua, KS
• City population: 108
• Population (ZIP): 108

Population outlook (Chautauqua County) Hauer SSP2

• Today (2025): 3,024 people
• By 2030: 2,865 · -5.3%
• By 2040: 2,630 · -13.0%
• By 2050: 2,495 · -17.5%
• By 2075: 2,436 · -19.4%
• By 2100: 2,430 · -19.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Native American 12%
• Common ancestry: Iranian 5% Lithuanian 4%
• Foreign-born: 1%

Political lean MEDSL · Chautauqua

• 2024 margin: Solid R (+71.2) · D 13.8% · R 85.1% · Other 1.1%
• 2008→2024 swing: -16.3pp toward R · 2008: -54.9pp · 2024: -71.2pp
• All cycles: 2024: R+71.2 2020: R+72.5 2016: R+71.3 2012: R+62.7 2008: R+54.9

Not yet ingested

• Civics: —

Market trends

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

Price history

1 event — show timeline

• 2026-06-04 Listed $75,000 FSBO.com