302 E Rose St · Pittsburg, KS 66762

$85,000

2 bd · 1.0 ba · 884 sqft · SingleFamily · 376 Days on market

Built 1930 Fair condition 3,018 sqft lot $96/sqft · 21% below area Est $107k · 21% under ↓ 6% 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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• Rent growth +5.0/5.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Livability +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home or investment property near downtown. Short drive to PSU Campus. Storage Shed

Key facts

• Near downtown
• Investment property
• 3,018 sq ft lot

Tags

• INVESTMENT PROPERTY
• NEAR DOWNTOWN
• SHORT DRIVE TO PSU CAMPUS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $25 ($302/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $78k (8.8% below list).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 5.4% in Pittsburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% of comp listings sitting > 30 days — soft ceiling on asking rent; 65 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 376 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 376 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $106,963
• List price: $85,000
• Delta: -20.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 S Joplin St	0.16mi	3/1.0 (+1)	881 (-0%)	1mo	$38,000	$43	86
409 E Monroe St	0.53mi	2/1.0	860 (-3%)	7mo	$42,500	$49	65
708 E 7th St	0.58mi	2/1.0	860 (-3%)	7mo	$75,000	$87	63
416 E Jackson St	0.70mi	2/1.0	864 (-2%)	2mo	$89,900	$104	62
507 E Monroe St	0.55mi	2/1.0	928 (+5%)	10mo	$112,000	$121	57
124 W 10th St	0.74mi	2/1.0	844 (-4%)	4mo	$78,500	$93	55
304 N Miles St	0.63mi	3/1.0 (+1)	944 (+7%)	1mo	$92,500	$98	53
524 E Washington St	0.45mi	2/1.0	984 (+11%)	10mo	$85,000	$86	52
313 E Washington St	0.32mi	3/1.0 (+1)	984 (+11%)	13mo	$104,000	$106	50
208 W Forest St	0.42mi	2/2.0	1,004 (+14%)	6mo	$159,900	$159	49
612 E 10th N/A	0.71mi	3/1.0 (+1)	868 (-2%)	12mo	$59,900	$69	48
601 W 5th St	0.74mi	3/2.0 (+1)	970 (+10%)	11mo	$155,000	$160	31

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: -8.8%
• Equity multiple: 0.66×
• Total profit: $-8,064
• Equity at exit: $12,674

10-year hold

• IRR: 6.3%
• Equity multiple: 1.58×
• Total profit: $13,736
• Equity at exit: $7,349

Cash invested: $23,800 (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: 9.1×

Monthly cashflow live

• Estimated rent: $775 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $25

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 92%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 S Elm St Pittsburg, KS	1.0	1.0	800	$600	$0.75	44d	1	0.07mi
404 E Adams St Unit A Pittsburg, KS	2.0	1.0	750	$800	$1.07	44d	1	0.42mi
511 W 2nd St Pittsburg, KS	2.0	1.0	846	$850	$1.00	44d	1	0.62mi
1108 S Joplin St Pittsburg, KS	2.0	1.5	850	$775	$0.91	44d	2	0.64mi
1802 S Pine St Unit 2 Pittsburg, KS	2.0	1.0	627	$999	$1.59	44d	1	1.22mi
107 W Lindburg St Pittsburg, KS	1.0	1.0	600	$650	$1.08	44d	1	1.25mi
1902 S Broadway St Pittsburg, KS	2.0	1.0	533	$999	$1.87	21d	6	1.27mi

Listing history 4 events

1. 2026-05-31
   days on market $85,000 Active 376 DOM
2. 2026-05-30
   days on market $85,000 Active 375 DOM
3. 2025-06-20
   price $85,000 82-char remark

   Show marketing remark (82 chars)

   Home or investment property near downtown. Short drive to PSU Campus. Storage Shed

4. 2025-05-20
   listed $90,000 Active 82-char remark

   Show marketing remark (82 chars)

   Home or investment property near downtown. Short drive to PSU Campus. Storage Shed

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $9,304
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$744
• − Management: −$744
• − Depreciation: −$2,473
• Taxable loss: −$1,118
• Est. tax savings @ 24.0%: +$268
• After-tax cash flow: $570/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to modernize the kitchen and bathroom, and some exterior improvements to enhance its curb appeal. The overall condition is fair, with average systems and flooring. The highest-ROI updates would be to the kitchen and bathroom, as these areas significantly impact the home's value and appeal.

Repairs flagged

• Major kitchen cabinets — dated and worn
• Major kitchen countertops — dated and worn
• Major kitchen appliances — dated and worn
• Major bathroom fixtures — basic and worn

Value-add opportunities

• Resale new kitchen cabinets and countertops — modernizes the space and adds value
• Resale new kitchen appliances — modernizes the space and adds value
• Resale new bathroom fixtures — modernizes the space and adds value
• Both landscaping and curb appeal — enhances the home's appearance and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Major	$15,000–50,000
kitchen countertops · dated and worn	Major	$15,000–50,000
kitchen appliances · dated and worn	Major	$15,000–50,000
bathroom fixtures · basic and worn	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale new kitchen cabinets and countertops — modernizes the space and adds value ↑
• Resale new kitchen appliances — modernizes the space and adds value ↑
• Resale new bathroom fixtures — modernizes the space and adds value ↑
• Both landscaping and curb appeal — enhances the home's appearance and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-5.6% since first listed

2 events — show timeline

• 2025-06-20 Price Changed $85,000 Heartland MLS as Distributed by MLS Grid
• 2025-05-20 Listed $90,000 Heartland MLS as Distributed by MLS Grid