21244 Hickory St · Quenemo, KS 66528

$89,000

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 40 Days on market

Built 1994 1.20 ac lot

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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 +21.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

The property is located in the town of Michigan Valley close to Pomona LAKE, but has a Quenemo address. 1994 manufactured home and 30 x 24 oversized garage both have metal roofs. There are two parcels totaling 1.2 acres. The half bath could easily be converted to a full bath by adding a new shower where the old one was located. Refrigerator and stove included. Amish storage shed not included. This property will require some energy, elbow grease, and repairs! Selling AS IS.

Key facts

• Two parcels
• 1.2 acres
• Oversized garage

Tags

• MICHIGAN VALLEY LOCATION
• POMONA LAKE PROXIMITY
• OVERSIZED GARAGE
• TWO PARCELS
• 1.2 ACRES
• CONVERTIBLE HALF BATH

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Septic tank
• Home design: Manufactured home; Single-story; Residential property
• Construction: Vinyl siding; Other exterior materials; Metal roof; Block or crawl space basement
• Exterior features: Deck; Corner lot

Interior

• Flooring: Vinyl flooring; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Breakfast bar; Cathedral ceilings
• Laundry & utility: Laundry located on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($973 rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#383 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D, crime F, amenities F.
• West Franklin (rural): math 25% / reading 30% proficiency, ranked #113 of 169 in KS (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Appanoose Elementary School (math 27% / reading 42%, grade F, #388 of 684 statewide, top 61%, 177 students, 38% FRL); West Franklin Middle School (math 22% / reading 27%, grade F, #110 of 219 statewide, top 55%, 135 students, 43% FRL); West Franklin High School (math 24% / reading 15%, grade F, #198 of 327 statewide, top 66%, 204 students, 38% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 13 active listings in the ZIP; 49 units permitted in Osage County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($615 loan paydown + $9k appreciation (10.0% local appreciation)).
• Osage County population projected at -11% 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.09% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.77%
• DSCR: 1.30
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 29.2%
• Equity multiple: 3.31×
• Total profit: $57,444
• Equity at exit: $80,178

10-year hold

• IRR: 25.4%
• Equity multiple: 7.51×
• Total profit: $162,170
• Equity at exit: $172,907

Cash invested: $24,920 (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 66528

• Home prices YoY: 3.7%
• Active inventory: 13
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $973 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$124 /mo · $1,492/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $141

Break-even live

Break-even rent $795

Max offer price $89,000

Occupancy floor 81%

Sensitivity live

Price	-10% $191	-5% $166	+0% $141	+5% $115	+10% $90
Rent	-10% $64	-5% $102	+0% $141	+5% $179	+10% $217
Rate	-1.0pp $185	-0.5pp $163	base $141	+0.5pp $117	+1.0pp $94

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-19
   status Pending
2. 2026-04-09
   listed $89,000 Active

ⓘ 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: $1,492 · $124/mo
• Projected year-2 tax: $1,492 · $124/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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°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: $11,676
• − Mortgage interest: −$4,985
• − Property taxes: −$1,492
• − Insurance: −$445
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$2,589
• Taxable income: $296
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $1,615/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: West Franklin
• NCES district ID: 2010800
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 30% ▼ -6.00%
• Median HH income: $52,425
• Composite: 24.35/100
• National rank: #7696
• State rank: #113 of 169 in KS

Livability — Quenemo

• Score: 62/100
• State rank: #383
• US rank: #16988

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 876

Population outlook (Osage County) Hauer SSP2

• Today (2025): 15,418 people
• By 2030: 15,072 · -2.2%
• By 2040: 14,339 · -7.0%
• By 2050: 13,708 · -11.1%
• By 2075: 13,221 · -14.2%
• By 2100: 12,915 · -16.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 3% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 17% Lithuanian 1%
• Languages at home: 98% English-only · German/W. Germanic 2%

Political lean MEDSL · Osage

• 2024 margin: Solid R (+48.0) · D 24.7% · R 72.7% · Other 2.7%
• 2008→2024 swing: -17.7pp toward R · 2008: -30.3pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+44.2 2016: R+43.3 2012: R+31.1 2008: R+30.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.42%
• Current HPI: 288.9546
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-19 Pending — Sunflower MLS as distributed by MLS GRID
• 2026-04-09 Listed $89,000 Sunflower MLS as distributed by MLS GRID

Property tax history

+5.6%/yr

Latest (2025): $1,492 · +4.4% YoY. Source: county tax records.