122 S Prairie St · St. John, KS 67576

$84,000

3 bd · 2.0 ba · 1,848 sqft · Manufactured public records · 9 Days on market

Built 1998

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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 +9.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Walk-in closet
• Soaking tub
• Brand-new wood deck

Tags

• CORNER LOT
• WALK-IN CLOSET
• SOAKING TUB
• WALK-IN PANTRY
• FULLY FENCED BACKYARD
• BRAND-NEW WOOD DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $84k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• St John-Hudson (rural): math 30% / reading 30% proficiency, ranked #165 of 280 in KS (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 8 units permitted in Stafford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($581 loan paydown + $3k appreciation (3.0% local appreciation)).
• Stafford County population projected at -12% 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $84,000

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. 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.
3. 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.
4. 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: 1.46% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.66%
• DSCR: 1.87
• 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: 26.0%
• Equity multiple: 2.47×
• Total profit: $34,678
• Equity at exit: $37,770

10-year hold

• IRR: 26.7%
• Equity multiple: 4.79×
• Total profit: $89,095
• Equity at exit: $58,208

Cash invested: $23,520 (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 67576

• Active inventory: 10
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$441
• Tax est. 1.5%: −$105 /mo · $1,260/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $385

Break-even live

Break-even rent $735

Max offer price $84,000

Occupancy floor 63%

Sensitivity live

Price	-10% $443	-5% $414	+0% $385	+5% $356	+10% $327
Rent	-10% $289	-5% $337	+0% $385	+5% $434	+10% $482
Rate	-1.0pp $428	-0.5pp $407	base $385	+0.5pp $364	+1.0pp $341

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $84,000 Active 9 DOM
2. 2026-06-17
   days on market $84,000 Active 8 DOM
3. 2026-06-16
   days on market $84,000 Active 7 DOM
4. 2026-06-15
   days on market $84,000 Active 6 DOM
5. 2026-06-13
   days on market $84,000 Active 4 DOM
6. 2026-06-12
   days on market $84,000 Active 3 DOM
7. 2026-06-09
   listed $84,000 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 4/10 Moderate 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,670
• − Mortgage interest: −$4,705
• − Property taxes: −$1,260
• − Insurance: −$420
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$2,444
• Taxable income: $3,494
• Est. tax owed @ 24.0%: −$839
• After-tax cash flow: $3,785/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: St John-Hudson
• NCES district ID: 2011910
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $46,676
• Composite: 28.72/100
• National rank: #12004
• State rank: #165 of 280 in KS

Livability — St. John

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. John, KS
• Population (ZIP): 2,010

Population outlook (Stafford County) Hauer SSP2

• Today (2025): 3,953 people
• By 2030: 3,818 · -3.4%
• By 2040: 3,609 · -8.7%
• By 2050: 3,473 · -12.1%
• By 2075: 3,300 · -16.5%
• By 2100: 2,957 · -25.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 4% Norwegian 3% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Stafford

• 2024 margin: Solid R (+64.0) · D 17.1% · R 81.1% · Other 1.8%
• 2008→2024 swing: -18.1pp toward R · 2008: -46.0pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+63.3 2016: R+62.7 2012: R+53.4 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

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

Price history

+16.7% since first listed

2 events — show timeline

• 2026-06-10 Listed $84,000 FSBO.com
• 2016-02-09 Listed $72,000 MKMLS as distributed by MLS GRID