405 Eagle St · Little River, KS 67457

$87,000

2 bd · 1.0 ba · 1,089 sqft · SingleFamily public records · 40 Days on market

Built 1920 0.32 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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Appreciation +5.1/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This adorable 2 bedroom, 1 bath ranch home sits on a large corner lot close to the city park, tennis court, and sprinkler park. The larger porch adds extra room for relaxing. It has had a total makeover inside and out in 2022. Total remodel of bathroom, new plumbing, new interior and exterior paint, new waterproof vinyl flooring throughout home, and beautiful lighting inside and even on the front porch. The hot water heater was serviced in August at the same time the ductwork has been cleaned. Seller is providing one year home warranty.

Key facts

• Updated central air
• Updated heating
• Spacious city lot

Tags

• SPACIOUS CITY LOT
• MAIN-FLOOR LAUNDRY
• UPDATED CENTRAL AIR
• UPDATED HEATING
• DURABLE LAMINATE FLOORING
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($956 rent vs $87k).
• Recommended offer: $84k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#209 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime F, amenities F.
• Little River (rural): math 45% / reading 40% proficiency, ranked #47 of 280 in KS (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Windom Elem (math 62% / reading 52%, grade C+, #89 of 684 statewide, top 14%, 148 students, 30% FRL); Little River Junior High (math 24% / reading 24%, grade F, #110 of 219 statewide, top 55%, 40 students, 28% FRL); Little River High (math 15% / reading 15%, grade F, #249 of 327 statewide, top 79%, 96 students, 31% FRL).
• Market conditions: 9 active listings in the ZIP; 13 units permitted in Rice County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $810 of equity ($601 loan paydown + $209 appreciation (0.2% local appreciation)).
• Rice County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.
• Current owner paid $3k; list at $87k implies a 2800% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,390 (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. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.10% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.57%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.34×
• Total profit: $8,248
• Equity at exit: $26,311

10-year hold

• IRR: 11.9%
• Equity multiple: 2.33×
• Total profit: $32,389
• Equity at exit: $32,476

Cash invested: $24,360 (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 67457

• Home prices YoY: 0.1%
• Active inventory: 9
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $956 medium
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,305/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $154

Break-even live

Break-even rent $761

Max offer price $87,000

Occupancy floor 79%

Sensitivity live

Price	-10% $214	-5% $184	+0% $154	+5% $124	+10% $94
Rent	-10% $78	-5% $116	+0% $154	+5% $192	+10% $229
Rate	-1.0pp $198	-0.5pp $176	base $154	+0.5pp $131	+1.0pp $108

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-27
   status Pending
2. 2026-04-03
   price $87,000
3. 2026-03-18
   listed $90,000 Active
4. 2022-10-19
   soldstatus Closed 542-char remark

   Show marketing remark (542 chars)

   This adorable 2 bedroom, 1 bath ranch home sits on a large corner lot close to the city park, tennis court, and sprinkler park. The larger porch adds extra room for relaxing. It has had a total makeover inside and out in 2022. Total remodel of bathroom, new plumbing, new interior and exterior paint, new waterproof vinyl flooring throughout home, and beautiful lighting inside and even on the front porch. The hot water heater was serviced in August at the same time the ductwork has been cleaned. Seller is providing one year home warranty.

5. 2022-09-26
   historical 542-char remark

   Show marketing remark (542 chars)

   This adorable 2 bedroom, 1 bath ranch home sits on a large corner lot close to the city park, tennis court, and sprinkler park. The larger porch adds extra room for relaxing. It has had a total makeover inside and out in 2022. Total remodel of bathroom, new plumbing, new interior and exterior paint, new waterproof vinyl flooring throughout home, and beautiful lighting inside and even on the front porch. The hot water heater was serviced in August at the same time the ductwork has been cleaned. Seller is providing one year home warranty.

6. 2022-09-18
   listed $79,900 Active 542-char remark

   Show marketing remark (542 chars)

   This adorable 2 bedroom, 1 bath ranch home sits on a large corner lot close to the city park, tennis court, and sprinkler park. The larger porch adds extra room for relaxing. It has had a total makeover inside and out in 2022. Total remodel of bathroom, new plumbing, new interior and exterior paint, new waterproof vinyl flooring throughout home, and beautiful lighting inside and even on the front porch. The hot water heater was serviced in August at the same time the ductwork has been cleaned. Seller is providing one year home warranty.

7. 1989-01-01
   soldstatus $3,000
8. 1986-01-01
   soldstatus $6,500

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 16 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: $11,468
• − Mortgage interest: −$4,873
• − Property taxes: −$1,305
• − Insurance: −$435
• − Repairs & maintenance: −$917
• − Management: −$917
• − Depreciation: −$2,531
• Taxable income: $489
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $1,728/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: Little River
• NCES district ID: 2008880
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $47,955
• Composite: 38.71/100
• National rank: #8389
• State rank: #47 of 280 in KS

Livability — Little River

• Score: 68/100
• State rank: #209
• US rank: #9404

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Little River, KS
• Population (ZIP): 655

Population outlook (Rice County) Hauer SSP2

• Today (2025): 9,798 people
• By 2030: 9,694 · -1.1%
• By 2040: 9,507 · -3.0%
• By 2050: 9,457 · -3.5%
• By 2075: 9,487 · -3.2%
• By 2100: 9,144 · -6.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 6%
• Common ancestry: Italian 3% Iranian 2% Slovak 2%
• Foreign-born: 1%

Political lean MEDSL · Rice

• 2024 margin: Solid R (+56.7) · D 20.8% · R 77.5% · Other 1.7%
• 2008→2024 swing: -16.5pp toward R · 2008: -40.2pp · 2024: -56.7pp
• All cycles: 2024: R+56.7 2020: R+52.8 2016: R+55.6 2012: R+47.8 2008: R+40.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.24%
• Current HPI: 172.1933
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1238.5% since first listed

8 events — show timeline

• 2026-04-27 Pending — MKMLS as distributed by MLS GRID
• 2026-04-03 Price Changed $87,000 MKMLS as distributed by MLS GRID
• 2026-03-18 Listed $90,000 MKMLS as distributed by MLS GRID
• 2022-10-19 Sold (MLS) — MKMLS as distributed by MLS GRID
• 2022-09-26 Delisted — MKMLS as distributed by MLS GRID
• 2022-09-18 Listed $79,900 MKMLS as distributed by MLS GRID
• 1989-01-01 Sold (Public Records) $3,000 Public Records
• 1986-01-01 Sold (Public Records) $6,500 Public Records