830 Locust St · Nortonville, KS 66060

$50,000

2 bd · 1.0 ba · 982 sqft · SingleFamily public records · 142 Days on market

Built 1920 0.34 ac lot

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Set on a spacious lot in a quiet small town, the character of this cozy home is ready for a thoughtful revival. In true bungalow style, intimate rooms and a practical layout are the bones of this fixer upper. The large lot surrounding the home adds to its appeal, offering room for gardens, a cozy patio, or simply space to enjoy quiet mornings and peaceful evenings. Located in a friendly small town this property offers a slower pace with great schools and community life. Here's your chance to restore original charm, add modern comforts, bringing life to a beloved bungalow making it your own, add to rental portfolio or flip project for new owners to create memories!

Key facts

• Spacious lot
• Bungalow style
• Cozy patio

Tags

• SPACIOUS LOT
• COZY PATIO
• BUNGALOW STYLE

Property features AI

Exterior

• Parking: Attached or detached garage with 1 garage space
• Home design: Single-family residence; Single house; Residential property
• Exterior features: Lot approximately 0.34 acres; Located in the Nortonville subdivision

Interior

• Bathrooms: One full bathroom
• Interior features: 1 full bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($888 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#129 in KS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Jefferson County North (rural): math 42% / reading 44% proficiency, ranked #34 of 280 in KS (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jefferson Co North High (math 30% / reading 50%, grade F, #20 of 327 statewide, top 6%, 115 students, 35% FRL).
• Market conditions: 2 active listings in the ZIP; 61 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($346 loan paydown + $5k appreciation (10.0% local appreciation)).
• Jefferson County population projected at -12% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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 1920 — 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: 1.78% ✓
• Cap rate: 14.62%
• Cash-on-cash: 29.75%
• DSCR: 2.32
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $106,056
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Elm St	0.34mi	2/1.0	1,014 (+3%)	7mo	$110,000	$108	73
220 Locust St	0.46mi	2/1.0	888 (-10%)	23mo	$32,500	$37	43

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

Projected returns pro-forma

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

5-year hold

• IRR: 46.9%
• Equity multiple: 4.53×
• Total profit: $49,359
• Equity at exit: $45,044

10-year hold

• IRR: 40.8%
• Equity multiple: 10.14×
• Total profit: $128,007
• Equity at exit: $97,139

Cash invested: $14,000 (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 66060

• Home prices YoY: 4.9%
• Active inventory: 2
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $888 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$72 /mo · $860/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $347

Break-even live

Break-even rent $449

Max offer price $50,000

Occupancy floor 56%

Sensitivity live

Price	-10% $375	-5% $361	+0% $347	+5% $333	+10% $319
Rent	-10% $277	-5% $312	+0% $347	+5% $382	+10% $417
Rate	-1.0pp $372	-0.5pp $360	base $347	+0.5pp $334	+1.0pp $321

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $50,000 Active 142 DOM
2. 2026-06-18
   days on market $50,000 Active 141 DOM
3. 2026-06-17
   days on market $50,000 Active 140 DOM
4. 2026-06-16
   days on market $50,000 Active 139 DOM
5. 2026-06-15
   days on market $50,000 Active 138 DOM
6. 2026-06-14
   days on market $50,000 Active 136 DOM
7. 2026-06-12
   days on market $50,000 Active 135 DOM
8. 2026-06-09
   days on market $50,000 Active 132 DOM
9. 2026-06-08
   days on market $50,000 Active 131 DOM
10. 2026-06-07
    days on market $50,000 Active 130 DOM
11. 2026-06-05
    days on market $50,000 Active 128 DOM
12. 2026-06-04
    days on market $50,000 Active 126 DOM
13. 2026-06-02
    days on market $50,000 Active 125 DOM
14. 2026-06-01
    days on market $50,000 Active 124 DOM
15. 2026-05-31
    days on market $50,000 Active 123 DOM
16. 2026-05-31
    days on market $50,000 Active 122 DOM
17. 2026-04-28
    price $50,000
18. 2026-03-05
    price $55,000
19. 2026-02-16
    price $60,000
20. 2026-01-28
    listed $64,000 Active
21. 2013-07-02
    soldstatus
22. 2007-08-01
    soldstatus $45,000
23. 2003-10-01
    soldstatus $12,000
24. 2003-07-01
    soldstatus $12,000

ⓘ 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: $860 · $72/mo
• Projected year-2 tax: $860 · $72/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°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: $10,660
• − Mortgage interest: −$2,801
• − Property taxes: −$860
• − Insurance: −$250
• − Repairs & maintenance: −$853
• − Management: −$853
• − Depreciation: −$1,455
• Taxable income: $3,590
• Est. tax owed @ 24.0%: −$862
• After-tax cash flow: $3,304/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: Jefferson County North
• NCES district ID: 2013020
• Math proficiency: 42% ▼ -4.00%
• Reading proficiency: 44% ▬ 0.00%
• Median HH income: $54,710
• Composite: 39.73/100
• National rank: #8001
• State rank: #34 of 280 in KS

Livability — Nortonville

• Score: 71/100
• State rank: #129
• US rank: #6597

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: Nortonville, KS
• City population: 1,255
• Population (ZIP): 1,255

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 18,534 people
• By 2030: 18,165 · -2.0%
• By 2040: 17,247 · -6.9%
• By 2050: 16,257 · -12.3%
• By 2075: 14,493 · -21.8%
• By 2100: 12,298 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Lithuanian 4% Iranian 3% Danish 2%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+36.9) · D 30.5% · R 67.4% · Other 2.0%
• 2008→2024 swing: -18.2pp toward R · 2008: -18.7pp · 2024: -36.9pp
• All cycles: 2024: R+36.9 2020: R+32.2 2016: R+32.3 2012: R+22.8 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.68%
• Current HPI: 248.6445
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+316.7% since first listed

8 events — show timeline

• 2026-04-28 Price Changed $50,000 Sunflower MLS as distributed by MLS GRID
• 2026-03-05 Price Changed $55,000 Sunflower MLS as distributed by MLS GRID
• 2026-02-16 Price Changed $60,000 Sunflower MLS as distributed by MLS GRID
• 2026-01-28 Listed $64,000 Sunflower MLS as distributed by MLS GRID
• 2013-07-02 Sold (Public Records) — Public Records
• 2007-08-01 Sold (Public Records) $45,000 Public Records
• 2003-10-01 Sold (Public Records) $12,000 Public Records
• 2003-07-01 Sold (Public Records) $12,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $860 · +11.0% YoY. Source: county tax records.