108 N Crawford St · Fort Scott, KS 66701

$60,000

2 bd · 1.0 ba · 1,345 sqft · SingleFamily public records · 206 Days on market

Built 1901 6,000 sqft lot Est $108k · 44% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

House for Sale: Charming Gem within walking distance of Downtown Historic Fort Scott ~The Beauty is on the Inside This could be your dream home or potential AirBnb. * Ornate Woodwork * Experience the craftsmanship of intricate wood detailing throughout the house * 8' Solid Wood Doors and Frames * Enjoy the elegance and durability of high-quality doors. * Step onto stunning hardwood floors that add warmth and character to every room. * Walking Distance from Downtown * Embrace the convenience of being close to shops, dining, and entertainment. * Parlor Room - A cozy space perfect for relaxation or entertaining guests * Walk-in Closet in Main Bedroom - Ample storage space with an

Key facts

• Parlor room
• Ornate woodwork
• 8' solid wood doors

Tags

• ORNATE WOODWORK
• INTRICATE WOOD DETAILING
• 8' SOLID WOOD DOORS
• STUNNING HARDWOOD FLOORS
• WALKING DISTANCE FROM DOWNTOWN
• PARLOR ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 5.0% in Fort Scott — 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 (#259 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• Fort Scott (town): math 19% / reading 28% proficiency, ranked #150 of 169 in KS (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Winfield Scott Elem (469 students, 75% FRL); Fort Scott Middle School (math 16% / reading 26%, grade F, #142 of 219 statewide, top 65%, 430 students, 61% FRL); Fort Scott Sr High (math 12% / reading 17%, grade F, #267 of 327 statewide, top 84%, 581 students, 47% FRL).
• Market conditions: 71 active listings in the ZIP; 5 units permitted in Bourbon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bourbon County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $60k implies a 314% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 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 1901 — 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. 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: 1.83% ✓
• Cap rate: 15.60%
• Cash-on-cash: 33.24%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $107,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 N Crawford St	0.00mi	2/1.0	1,345 (0%)	1mo	$60,000	$45	99
212 S Holbrook St	0.29mi	2/1.0	1,416 (+5%)	1mo	$55,000	$39	77
219 S Lowman St	0.32mi	3/1.0 (+1)	1,363 (+1%)	15mo	$29,000	$21	65
523 S Crawford St	0.51mi	3/2.0 (+1)	1,332 (-1%)	5mo	$159,900	$120	61
109 S Holbrook St	0.22mi	2/1.0	1,144 (-15%)	6mo	$39,000	$34	60
608 S Lowman St	0.57mi	2/1.0	1,280 (-5%)	8mo	$110,000	$86	59
602 Horton St	0.58mi	3/1.0 (+1)	1,279 (-5%)	3mo	$130,000	$102	58
224 S Lowman St	0.35mi	3/2.0 (+1)	1,190 (-12%)	2mo	$95,000	$80	54
716 S Osbun St	0.70mi	3/2.0 (+1)	1,385 (+3%)	7mo	$100,000	$72	48
614 S Crawford St	0.56mi	3/2.0 (+1)	1,302 (-3%)	18mo	$169,900	$130	45
423 S National St	0.47mi	3/2.0 (+1)	1,480 (+10%)	11mo	$79,000	$53	43
730 S Eddy St	0.68mi	3/1.0 (+1)	1,277 (-5%)	16mo	$105,000	$82	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.5%
• Equity multiple: 2.19×
• Total profit: $19,928
• Equity at exit: $8,946

10-year hold

• IRR: 35.9%
• Equity multiple: 4.31×
• Total profit: $55,559
• Equity at exit: $5,188

Cash invested: $16,800 (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 66701

• Home prices YoY: -10.4%
• Active inventory: 71
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$63 /mo · $762/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $465

Break-even live

Break-even rent $510

Max offer price $60,000

Occupancy floor 53%

Sensitivity live

Price	-10% $499	-5% $482	+0% $465	+5% $448	+10% $431
Rent	-10% $379	-5% $422	+0% $465	+5% $509	+10% $552
Rate	-1.0pp $496	-0.5pp $481	base $465	+0.5pp $450	+1.0pp $434

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-26
   status Pending
2. 2025-10-02
   listed $60,000 Active
3. 1985-02-01
   soldstatus $14,500

ⓘ 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: $762 · $63/mo
• Projected year-2 tax: $846 · $70/mo
• Expected delta: +$84/yr (+$7/mo · 11.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,193
• − Mortgage interest: −$3,361
• − Property taxes: −$762
• − Insurance: −$300
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$1,745
• Taxable income: $4,914
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $4,405/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: Fort Scott
• NCES district ID: 2006180
• Math proficiency: 19% ▼ -3.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $38,034
• Composite: 19.64/100
• National rank: #8741
• State rank: #150 of 169 in KS

Livability — Fort Scott

• Score: 66/100
• State rank: #259
• US rank: #11422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Scott, KS
• Population (ZIP): 11,075

Population outlook (Bourbon County) Hauer SSP2

• Today (2025): 13,761 people
• By 2030: 13,139 · -4.5%
• By 2040: 11,920 · -13.4%
• By 2050: 10,892 · -20.8%
• By 2075: 8,645 · -37.2%
• By 2100: 6,751 · -50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 2% Serbian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Bourbon

• 2024 margin: Solid R (+54.2) · D 22.0% · R 76.1% · Other 1.9%
• 2008→2024 swing: -26.9pp toward R · 2008: -27.2pp · 2024: -54.2pp
• All cycles: 2024: R+54.2 2020: R+52.0 2016: R+50.8 2012: R+33.9 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.03%
• Current HPI: 172.2531
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+313.8% since first listed

3 events — show timeline

• 2026-04-26 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-10-02 Listed $60,000 Heartland MLS as Distributed by MLS Grid
• 1985-02-01 Sold (Public Records) $14,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $762 · +2.8% YoY. Source: county tax records.