327 N 4th St · Quenemo, KS 66528

$80,000

1 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 253 Days on market

Built 1989 1.26 ac lot Est $79k · at est. ↓ 25% since listing

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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 +22.6/30.0
• Appreciation +10.0/10.0
• DSCR +7.2/10.0
• ARV discount +7.2/15.0
• 1% rule +6.8/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Home on 4 lots with an additional 4 Lots Near Pomona Lake! Opportunity awaits with this two-bedroom, one-bath home situated on four lots, with four additional lots included in the sale, offering plenty of space for future development potential. The home needs TLC but has great bones. This home is located just 10 minutes from Pomona Lake. A detached 22x30 two-car garage provides space for all your tools, toys, and lake gear. A storage shed and single-car garage offer space for lawn mowers and yard tools. (Shed between the home and garage, 2 cars by the shed, and Connex is excluded from the sale of the home. ) This property is being sold as-is, making it an excellent option for investors,

Key facts

• Additional lots
• Single-car garage
• Storage shed

Tags

• FOUR LOTS
• ADDITIONAL LOTS
• DETACHED GARAGE
• STORAGE SHED
• SINGLE-CAR GARAGE
• FUTURE DEVELOPMENT POTENTIAL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $11 ($133/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($942 rent vs $80k).
• Recommended offer: $70k (12.0% 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: schools C-, employment D, crime F.
• Marais Des Cygnes Valley (rural): math 35% / reading 25% proficiency, ranked #173 of 280 in KS (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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 $9k of equity ($553 loan paydown + $8k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.18% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $79,488
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 N 4th St	0.00mi	2/1.0 (+1)	1,152 (0%)	0mo	$80,000	$69	95

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

Projected returns pro-forma

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

5-year hold

• IRR: 24.8%
• Equity multiple: 2.98×
• Total profit: $44,401
• Equity at exit: $72,070

10-year hold

• IRR: 21.9%
• Equity multiple: 6.82×
• Total profit: $130,448
• Equity at exit: $155,422

Cash invested: $22,400 (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: 7.1×

Monthly cashflow live

• Estimated rent: $942 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$155 /mo · $1,864/yr
• Insurance: −$33
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $11

Break-even live

Break-even rent $928

Max offer price $80,000

Occupancy floor 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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-27
   status Pending
2. 2026-04-13
   price $80,000
3. 2026-01-19
   price $86,000
4. 2025-09-11
   price $96,000
5. 2025-09-11
   status Active
6. 2025-08-24
   status Pending
7. 2025-07-29
   listed $106,000 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: $1,864 · $155/mo
• Projected year-2 tax: $1,864 · $155/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°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: $11,308
• − Mortgage interest: −$4,481
• − Property taxes: −$1,864
• − Insurance: −$1,902
• − Repairs & maintenance: −$905
• − Management: −$905
• − Depreciation: −$2,327
• Taxable loss: −$1,076
• Est. tax savings @ 24.0%: +$258
• After-tax cash flow: $391/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: Marais Des Cygnes Valley
• NCES district ID: 2009480
• Math proficiency: 35% ▼ -20.00%
• Reading proficiency: 25% ▼ -20.00%
• Median HH income: $41,267
• Composite: 28.22/100
• National rank: #12177
• State rank: #173 of 280 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

• Census place: Quenemo, KS
• 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

-24.5% since first listed

7 events — show timeline

• 2026-04-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $80,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-19 Price Changed $86,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-11 Price Changed $96,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-11 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-08-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-07-29 Listed $106,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+6.3%/yr

Latest (2025): $1,864 · +9.2% YoY. Source: county tax records.