110 W Riley St · Easton, KS 66020

$79,000

4 bd · 2.0 ba · 2,261 sqft · SingleFamily public records · 16 Days on market

Built 1900 0.37 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Schools +3.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home has a lot to offer with over two thousand square feet of living area. 4 bedrooms, 2 full baths on a large lot. Large living room, formal dining, kitchen with a breakfast bar. The up stairs is the whole length of the house, lots of room for a bedroom and a sitting area. The laundry room/mudroom is located on the main level off the garage. A large tandem 2 car garage/workshop. A nice fenced in yard for the kids. The yard has a pool, deck, play set, and a pool shed. Lots of off street parking. Covered front porch for those nice evening or your morning coffee. This home is being sold as is. Seller will make no repairs.

Key facts

• Functional features
• 0.37 acre lot
• 2 garage spots

Tags

• DEDICATED LAUNDRY ROOM
• FUNCTIONAL FEATURES
• PRIME LOCATION POSITIONING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#554 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: employment D+, schools F, crime F.
• Easton (rural): math 45% / reading 42% proficiency, ranked #17 of 169 in KS (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 347 units permitted in Leavenworth County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($546 loan paydown + $2k appreciation (2.7% local appreciation)).
• Leavenworth County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $22k; list at $79k implies a 267% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,815 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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 F-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. 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?
5. 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.
6. 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.
7. 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: 14.37%
• Cash-on-cash: 28.84%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.2%
• Equity multiple: 2.91×
• Total profit: $42,149
• Equity at exit: $34,184

10-year hold

• IRR: 34.7%
• Equity multiple: 5.71×
• Total profit: $104,223
• Equity at exit: $51,664

Cash invested: $22,120 (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 66020

• Home prices YoY: 0.9%
• Active inventory: 13
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$111 /mo · $1,326/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $532

Break-even live

Break-even rent $706

Max offer price $79,000

Occupancy floor 56%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-28
   status Pending
2. 2026-04-12
   listed $79,000 Active
3. 2021-04-02
   soldstatus
4. 2021-03-29
   soldstatus Closed 632-char remark

   Show marketing remark (632 chars)

   This home has a lot to offer with over two thousand square feet of living area. 4 bedrooms, 2 full baths on a large lot. Large living room, formal dining, kitchen with a breakfast bar. The up stairs is the whole length of the house, lots of room for a bedroom and a sitting area. The laundry room/mudroom is located on the main level off the garage. A large tandem 2 car garage/workshop. A nice fenced in yard for the kids. The yard has a pool, deck, play set, and a pool shed. Lots of off street parking. Covered front porch for those nice evening or your morning coffee. This home is being sold as is. Seller will make no repairs.

5. 2021-03-25
   status Pending 632-char remark

   Show marketing remark (632 chars)

   This home has a lot to offer with over two thousand square feet of living area. 4 bedrooms, 2 full baths on a large lot. Large living room, formal dining, kitchen with a breakfast bar. The up stairs is the whole length of the house, lots of room for a bedroom and a sitting area. The laundry room/mudroom is located on the main level off the garage. A large tandem 2 car garage/workshop. A nice fenced in yard for the kids. The yard has a pool, deck, play set, and a pool shed. Lots of off street parking. Covered front porch for those nice evening or your morning coffee. This home is being sold as is. Seller will make no repairs.

6. 2021-03-06
   historical Active Under Contract 632-char remark

   Show marketing remark (632 chars)

   This home has a lot to offer with over two thousand square feet of living area. 4 bedrooms, 2 full baths on a large lot. Large living room, formal dining, kitchen with a breakfast bar. The up stairs is the whole length of the house, lots of room for a bedroom and a sitting area. The laundry room/mudroom is located on the main level off the garage. A large tandem 2 car garage/workshop. A nice fenced in yard for the kids. The yard has a pool, deck, play set, and a pool shed. Lots of off street parking. Covered front porch for those nice evening or your morning coffee. This home is being sold as is. Seller will make no repairs.

7. 2021-03-01
   listed $110,000 Active 632-char remark

   Show marketing remark (632 chars)

   This home has a lot to offer with over two thousand square feet of living area. 4 bedrooms, 2 full baths on a large lot. Large living room, formal dining, kitchen with a breakfast bar. The up stairs is the whole length of the house, lots of room for a bedroom and a sitting area. The laundry room/mudroom is located on the main level off the garage. A large tandem 2 car garage/workshop. A nice fenced in yard for the kids. The yard has a pool, deck, play set, and a pool shed. Lots of off street parking. Covered front porch for those nice evening or your morning coffee. This home is being sold as is. Seller will make no repairs.

8. 2011-07-16
   historical 323-char remark

   Show marketing remark (323 chars)

   Absolutely pristine home within Easton City limits. Built in 1997, this large 3 bedroom 2 bath home boasts tons of space. Living Room, Kitchen and Dining open to one large area making entertaining a breeze. Home also features a massive master tub, large rooms, walk-in closets, a 5ft crawl space and a large fenced in yard.

9. 2011-01-16
   listed $82,000 323-char remark

   Show marketing remark (323 chars)

   Absolutely pristine home within Easton City limits. Built in 1997, this large 3 bedroom 2 bath home boasts tons of space. Living Room, Kitchen and Dining open to one large area making entertaining a breeze. Home also features a massive master tub, large rooms, walk-in closets, a 5ft crawl space and a large fenced in yard.

10. 1997-09-01
    soldstatus $21,500
11. 1996-12-01
    soldstatus $23,000
12. 1994-05-01
    soldstatus $26,500

ⓘ 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: $1,326 · $111/mo
• Projected year-2 tax: $1,326 · $111/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,547
• − Mortgage interest: −$4,425
• − Property taxes: −$1,326
• − Insurance: −$395
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$2,298
• Taxable income: $5,455
• Est. tax owed @ 24.0%: −$1,309
• After-tax cash flow: $5,071/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: Easton
• NCES district ID: 2005640
• Math proficiency: 45% ▲ 1.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $67,168
• Composite: 39.06/100
• National rank: #4056
• State rank: #17 of 169 in KS

Livability — Easton

• Score: 56/100
• State rank: #554
• US rank: #22814

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Easton, KS
• Population (ZIP): 1,763

Population outlook (Leavenworth County) Hauer SSP2

• Today (2025): 85,138 people
• By 2030: 87,518 · +2.8%
• By 2040: 91,715 · +7.7%
• By 2050: 95,304 · +11.9%
• By 2075: 103,750 · +21.9%
• By 2100: 101,230 · +18.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Lithuanian 3% Romanian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Leavenworth

• 2024 margin: Strong R (+22.8) · D 37.6% · R 60.4% · Other 2.1%
• 2008→2024 swing: -11.2pp toward R · 2008: -11.6pp · 2024: -22.8pp
• All cycles: 2024: R+22.8 2020: R+21.1 2016: R+24.7 2012: R+20.2 2008: R+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.70%
• Current HPI: 292.4372
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+198.1% since first listed

12 events — show timeline

• 2026-04-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-12 Listed $79,000 Heartland MLS as Distributed by MLS Grid
• 2021-04-02 Sold (Public Records) — Public Records
• 2021-03-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-03-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-03-06 Contingent — Heartland MLS as Distributed by MLS Grid
• 2021-03-01 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2011-07-16 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2011-01-16 Listed $82,000 Heartland MLS as Distributed by MLS Grid
• 1997-09-01 Sold (Public Records) $21,500 Public Records
• 1996-12-01 Sold (Public Records) $23,000 Public Records
• 1994-05-01 Sold (Public Records) $26,500 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,326 · +15.3% YoY. Source: county tax records.