2024 S Broadway St · Pittsburg, KS 66762

$110,000

4 bd · 2.0 ba · 1,324 sqft · SingleFamily public records · 346 Days on market

Built 1930 5,550 sqft lot $83/sqft · 15% below area Est $129k · 15% under

---

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 +28.9/30.0
• ARV discount +14.1/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Rent growth +5.0/5.0
• Livability +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bedroom, 2 bath with large living room and kitchen near PSU campus. Hardwood floors. Full basement with storage and laundry. Off street parking for up to 6 vehicles. Large front porch plus a patio in the back.

Key facts

• 5,550 sq ft lot
• Built 1930
• Listed 346 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 5.4% in Pittsburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#270 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A; Watch: schools D, crime F, amenities F.
• Pittsburg (town): math 29% / reading 31% proficiency, ranked #111 of 169 in KS (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+13.8%/yr); 139 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 65 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 346 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $110k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 346 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 1930 — 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. 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?
7. 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.
8. 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.
9. 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: 1.27% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.57%
• DSCR: 1.65
• GRM: 6.6

CMA / ARV

• ARV (median comp): $128,841
• List price: $110,000
• Delta: -14.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 S Elm St	0.25mi	3/1.0 (-1)	1,288 (-3%)	13mo	$80,000	$62	64
506 Hobson Pl	0.34mi	3/2.0 (-1)	1,244 (-6%)	7mo	$139,000	$112	63
1701 S Olive St	0.42mi	4/2.0	1,456 (+10%)	6mo	$136,000	$93	58
220 W Hudson St	0.22mi	3/2.0 (-1)	1,402 (+6%)	21mo	$175,000	$125	57
1720 S Olive St	0.36mi	3/1.0 (-1)	1,300 (-2%)	20mo	$92,500	$71	54
1503 S Pine St	0.46mi	3/1.0 (-1)	1,326 (+0%)	18mo	$168,000	$127	54
507 Pearl St	0.51mi	3/2.0 (-1)	1,463 (+10%)	20mo	$225,000	$154	38
209 E Belleville St	0.68mi	3/1.0 (-1)	1,506 (+14%)	23mo	$135,000	$90	18

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

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.43×
• Total profit: $13,360
• Equity at exit: $16,401

10-year hold

• IRR: 23.2%
• Equity multiple: 3.46×
• Total profit: $75,843
• Equity at exit: $9,511

Cash invested: $30,800 (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 66762

• Rents YoY: 13.8%
• Active inventory: 139
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,394 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$105 /mo · $1,260/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $374

Break-even live

Break-even rent $921

Max offer price $110,000

Occupancy floor 68%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
719 E Madison St Apt A Pittsburg, KS	3.0	3.0	1300	$1,200	$0.92	44d	1	1.11mi

Listing history 8 events

1. 2026-05-31
   days on market $110,000 Active 346 DOM
2. 2026-05-30
   days on market $110,000 Active 345 DOM
3. 2025-06-19
   listed $110,000 Active 211-char remark

   Show marketing remark (211 chars)

   4 Bedroom, 2 bath with large living room and kitchen near PSU campus. Hardwood floors. Full basement with storage and laundry. Off street parking for up to 6 vehicles. Large front porch plus a patio in the back.

4. 2012-05-14
   soldstatus
5. 2008-07-01
   soldstatus $65,000
6. 2005-04-01
   soldstatus $56,500
7. 2003-06-01
   soldstatus $37,000
8. 1997-07-01
   soldstatus $30,000

ⓘ 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: $1,260 · $105/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$291/yr (+$24/mo · 23.1%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°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: $16,734
• − Mortgage interest: −$6,162
• − Property taxes: −$1,260
• − Insurance: −$550
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$3,200
• Taxable income: $2,884
• Est. tax owed @ 24.0%: −$692
• After-tax cash flow: $3,795/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: Pittsburg
• NCES district ID: 2010710
• Math proficiency: 29% ▼ -5.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $33,608
• Composite: 24.63/100
• National rank: #7629
• State rank: #111 of 169 in KS

Livability — Pittsburg

• Score: 66/100
• State rank: #270
• US rank: #12149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pittsburg, KS
• County: Crawford County · 24,907 people
• City population: 24,907
• Metro: Pittsburg, KS
• Population (ZIP): 24,907
• Household income: $50,511
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1186.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Two or more races 5% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 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: ▼ -171.14%
• Current HPI: 158.7878
• Rent YoY: ▲ 13.80%
• Metro: Pittsburg, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+266.7% since first listed

6 events — show timeline

• 2025-06-19 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2012-05-14 Sold (Public Records) — Public Records
• 2008-07-01 Sold (Public Records) $65,000 Public Records
• 2005-04-01 Sold (Public Records) $56,500 Public Records
• 2003-06-01 Sold (Public Records) $37,000 Public Records
• 1997-07-01 Sold (Public Records) $30,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,260 · +7.1% YoY. Source: county tax records.