305 E Forest St · Girard, KS 66743

$48,900

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 18 Days on market

Built 1935 5,000 sqft lot Est $67k · 27% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.8/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• New metal roof
• Fresh paint
• New flooring

Tags

• NEW METAL ROOF
• FRESH PAINT
• NEW FLOORING

Property features AI

Finance

• Other: Living area approximately 840 (source: public records); Not in a flood plain; Lot listed as 5,000 square feet (source: public records)
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Asbestos siding or construction materials; Metal roof; Approximately 76–100 years old
• Exterior features: Located inside city limits; City lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Bungalow floor plan; Basement with concrete floor and sump pump; Basement contains an additional bedroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($854 rent vs $49k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#185 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, schools D+, amenities F.
• Girard (town): math 32% / reading 44% proficiency, ranked #44 of 169 in KS (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 65 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($338 loan paydown + $2k appreciation (3.7% local appreciation)).
• At projected returns (3.7% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $49k implies a 304% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,166 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.75% ✓
• Cap rate: 14.12%
• Cash-on-cash: 27.97%
• DSCR: 2.24
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $67,200
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 E Maple St	0.29mi	2/1.0	864 (+3%)	9mo	$85,000	$98	74
300 S Ozark St	0.20mi	2/1.0	912 (+9%)	4mo	$65,000	$71	73
210 W Walnut St	0.39mi	2/1.0	856 (+2%)	12mo	$59,900	$70	69
504 S Summit St	0.42mi	2/1.0	816 (-3%)	17mo	$65,000	$80	62
410 W Prairie St	0.52mi	2/1.0	792 (-6%)	9mo	$49,900	$63	59
308 W Maple St	0.54mi	2/1.0	876 (+4%)	17mo	$69,900	$80	54
306 N Leonard St	0.54mi	2/1.0	888 (+6%)	17mo	$69,900	$79	51
201 N Carbon St	0.43mi	2/1.5	960 (+14%)	15mo	$100,000	$104	41

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

Projected returns pro-forma

3.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.1%
• Equity multiple: 3.05×
• Total profit: $28,046
• Equity at exit: $23,910

10-year hold

• IRR: 34.6%
• Equity multiple: 6.06×
• Total profit: $69,224
• Equity at exit: $38,419

Cash invested: $13,692 (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 66743

• Home prices YoY: 1.9%
• Active inventory: 15
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $854 medium
• Mortgage (P&I): −$256
• Tax from tax record: −$79 /mo · $947/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $319

Break-even live

Break-even rent $450

Max offer price $48,900

Occupancy floor 58%

Sensitivity live

Price	-10% $347	-5% $333	+0% $319	+5% $305	+10% $291
Rent	-10% $252	-5% $285	+0% $319	+5% $353	+10% $387
Rate	-1.0pp $344	-0.5pp $332	base $319	+0.5pp $306	+1.0pp $294

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: $12,225
• Closing costs: $1,467
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $48,900 Active 18 DOM
2. 2026-06-18
   days on market $48,900 Active 17 DOM
3. 2026-06-17
   days on market $48,900 Active 16 DOM
4. 2026-06-16
   days on market $48,900 Active 15 DOM
5. 2026-06-15
   days on market $48,900 Active 14 DOM
6. 2026-06-14
   days on market $48,900 Active 12 DOM
7. 2026-06-12
   days on market $48,900 Active 11 DOM
8. 2026-06-09
   days on market $48,900 Active 8 DOM
9. 2026-06-08
   days on market $48,900 Active 7 DOM
10. 2026-06-07
    days on market $48,900 Active 6 DOM
11. 2026-06-05
    days on market $48,900 Active 4 DOM
12. 2026-06-03
    days on market $48,900 Active 2 DOM
13. 2026-06-01
    listed $48,900 Active 1 DOM

ⓘ 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: $947 · $79/mo
• Projected year-2 tax: $947 · $79/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $10,250
• − Mortgage interest: −$2,739
• − Property taxes: −$947
• − Insurance: −$244
• − Repairs & maintenance: −$820
• − Management: −$820
• − Depreciation: −$1,423
• Taxable income: $3,257
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $3,047/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: Girard
• NCES district ID: 2006480
• Math proficiency: 32% ▲ 2.00%
• Reading proficiency: 44% ▲ 4.00%
• Median HH income: $44,262
• Composite: 32.24/100
• National rank: #5769
• State rank: #44 of 169 in KS

Livability — Girard

• Score: 69/100
• State rank: #185
• US rank: #8485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Girard, KS
• Population (ZIP): 4,384

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,393 people
• By 2030: 39,540 · +0.4%
• By 2040: 39,452 · +0.1%
• By 2050: 39,188 · -0.5%
• By 2075: 39,038 · -0.9%
• By 2100: 38,219 · -3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Lithuanian 4% Slovak 3% Italian 3%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Crawford

• 2024 margin: Strong R (+25.3) · D 36.5% · R 61.7% · Other 1.8%
• 2008→2024 swing: -26.7pp toward R · 2008: 1.4pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+23.1 2016: R+23.1 2012: R+6.5 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.69%
• Current HPI: 196.0003
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+304.1% since first listed

2 events — show timeline

• 2026-06-01 Listed $48,900 Heartland MLS as Distributed by MLS Grid
• 1996-09-01 Sold (Public Records) $12,100 Public Records

Property tax history

+6.0%/yr

Latest (2025): $947 · +9.1% YoY. Source: county tax records.