712 N 2nd St · Iola, KS 66749

$29,000

2 bd · 1.0 ba · 1,278 sqft · SingleFamily public records · 73 Days on market

Built 1914 0.34 ac lot ↓ 15% since listing

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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 +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Key facts

• Outdoor recreation
• Block foundation
• Massive flat lot

Tags

• CORNER LOT
• MASSIVE FLAT LOT
• BLOCK FOUNDATION
• FRAME EXTERIOR
• COMPOSITION SHINGLE ROOF
• OUTDOOR RECREATION

Property features AI

Finance

• Other: Living area reported as 1,278 (source: public records)
• HOA & community: No association fees

Exterior

• Parking: Attached garage that faces front; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Ranch style; One story; Located inside city limits; Corner, level city lot with paved road access; public road maintenance
• Construction: Frame construction with lap siding; Composition roof; Approximately 101+ years old; Built on crawl space
• Exterior features: Porch; Outbuilding / shed; Marked as fixer-up

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating system specified; No cooling system specified
• Interior features: Crawl space basement; Ranch floor plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($875 rent vs $29k).
• Recommended offer: $27k (6.0% below list) — sets the bar for market timing.
• Cap rate 26.6% vs local median 5.8% in Iola — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#150 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime F, amenities F.
• Iola (town): math 18% / reading 31% proficiency, ranked #140 of 169 in KS (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 63 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 18 units permitted in Allen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $200 of loan paydown is wiped out by about $870 of value loss. Plan a longer hold.
• Allen County population projected at -21% 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($27k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $27,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — 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. 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?
7. 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.
8. 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.
9. 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: 3.02% ✓
• Cap rate: 26.60%
• Cash-on-cash: 72.54%
• DSCR: 4.23
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $123,966
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 N 2nd St	0.03mi	3/2.0 (+1)	1,264 (-1%)	0mo	$155,000	$123	88
1012 Meadowbrook Rd E	0.25mi	3/1.5 (+1)	1,248 (-2%)	4mo	$152,000	$122	74
502 N 4th St	0.16mi	3/1.0 (+1)	1,181 (-8%)	9mo	$39,900	$34	67
811 E Garfield St	0.28mi	3/1.5 (+1)	1,352 (+6%)	8mo	$142,000	$105	64
915 N Buckeye St	0.37mi	3/2.0 (+1)	1,299 (+2%)	13mo	$139,900	$108	60
406 Kennedy Dr	0.59mi	3/1.5 (+1)	1,248 (-2%)	8mo	$105,000	$84	55
508 N Walnut St	0.71mi	2/1.0	1,294 (+1%)	13mo	$98,000	$76	54
1024 Meadowbrook Rd W	0.31mi	3/1.5 (+1)	1,423 (+11%)	10mo	$179,000	$126	51
115 W Garfield St	0.71mi	3/1.0 (+1)	1,341 (+5%)	8mo	$130,000	$97	47
1306 Northwestern St	0.71mi	3/1.5 (+1)	1,392 (+9%)	4mo	$129,000	$93	41
221 South Elm S Elm St	0.63mi	3/2.0 (+1)	1,456 (+14%)	3mo	$129,500	$89	36
701 N Chestnut St	0.72mi	3/1.5 (+1)	1,132 (-11%)	8mo	$72,000	$64	34

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: 72.3%
• Equity multiple: 4.27×
• Total profit: $26,576
• Equity at exit: $4,324

10-year hold

• IRR: 76.1%
• Equity multiple: 8.81×
• Total profit: $63,450
• Equity at exit: $2,507

Cash invested: $8,120 (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 66749

• Home prices YoY: -32.6%
• Active inventory: 63
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $875 medium
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $435/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $491

Break-even live

Break-even rent $254

Max offer price $29,000

Occupancy floor 39%

Sensitivity live

Price	-10% $511	-5% $501	+0% $491	+5% $481	+10% $471
Rent	-10% $422	-5% $456	+0% $491	+5% $525	+10% $560
Rate	-1.0pp $505	-0.5pp $498	base $491	+0.5pp $483	+1.0pp $476

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
820 N Walnut St Iola, KS	2.0	1.0	950	$875	$0.92	44d	1	0.71mi

Listing history 20 events

1. 2026-06-21
   days on market $29,000 Active 73 DOM
2. 2026-06-18
   days on market $29,000 Active 71 DOM
3. 2026-06-17
   days on market $29,000 Active 70 DOM
4. 2026-06-16
   days on market $29,000 Active 69 DOM
5. 2026-06-15
   days on market $29,000 Active 68 DOM
6. 2026-06-13
   days on market $29,000 Active 66 DOM
7. 2026-06-12
   days on market $29,000 Active 65 DOM
8. 2026-06-09
   days on market $29,000 Active 62 DOM
9. 2026-06-08
   days on market $29,000 Active 61 DOM
10. 2026-06-07
    days on market $29,000 Active 60 DOM
11. 2026-06-05
    days on market $29,000 Active 58 DOM
12. 2026-06-04
    days on market $29,000 Active 56 DOM
13. 2026-06-02
    days on market $29,000 Active 55 DOM
14. 2026-06-01
    days on market $29,000 Active 54 DOM
15. 2026-05-31
    days on market $29,000 Active 53 DOM
16. 2026-05-31
    days on market $29,000 Active 52 DOM
17. 2026-04-18
    price $29,000
18. 2026-04-08
    listed $34,000 Active
19. 2024-04-16
    soldstatus
20. 2013-05-17
    soldstatus

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,500
• − Mortgage interest: −$1,624
• − Property taxes: −$435
• − Insurance: −$145
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$844
• Taxable income: $5,772
• Est. tax owed @ 24.0%: −$1,385
• After-tax cash flow: $4,505/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: Iola
• NCES district ID: 2007740
• Math proficiency: 18% ▼ -5.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $38,749
• Composite: 20.52/100
• National rank: #8567
• State rank: #140 of 169 in KS

Livability — Iola

• Score: 71/100
• State rank: #150
• US rank: #7275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Iola, KS
• Population (ZIP): 7,452

Population outlook (Allen County) Hauer SSP2

• Today (2025): 11,885 people
• By 2030: 11,352 · -4.5%
• By 2040: 10,285 · -13.5%
• By 2050: 9,342 · -21.4%
• By 2075: 7,482 · -37.0%
• By 2100: 5,871 · -50.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 4% Two or more races 4% Black 3% Native American 1% Pacific Islander 1%
• Common ancestry: Italian 2% Lithuanian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+46.1) · D 25.8% · R 72.0% · Other 2.2%
• 2008→2024 swing: -22.9pp toward R · 2008: -23.3pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+44.4 2016: R+41.0 2012: R+27.2 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.20%
• Current HPI: 151.1778
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-14.7% since first listed

4 events — show timeline

• 2026-04-18 Price Changed $29,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-08 Listed $34,000 Heartland MLS as Distributed by MLS Grid
• 2024-04-16 Sold (Public Records) — Public Records
• 2013-05-17 Sold (Public Records) — Public Records