711 W Kansas St · Pittsburg, KS 66762

$70,000

2 bd · 1.0 ba · 712 sqft · SingleFamily public records · 5 Days on market

Built 1920 7,250 sqft lot Est $70k · at est.

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.4/15.0
• 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

Key facts

• Storage shed
• Fenced backyard
• 7,250 sq ft lot

Tags

• FENCED BACKYARD
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($887 rent vs $70k).
• Cap rate 10.3% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $20k; list at $70k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $70,000

Questions for the listing agent

1. Built in 1920 — 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 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?
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: 1.27% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.15%
• DSCR: 1.63
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $69,776
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 W Kansas St	0.00mi	2/1.0	712 (0%)	1mo	$70,000	$98	100
1013 W 2nd St	0.31mi	2/1.0	754 (+6%)	5mo	$89,900	$119	72
708 W 4th N/A	0.41mi	2/1.0	700 (-2%)	10mo	$54,000	$77	70
1010 W 3rd St	0.38mi	2/1.0	764 (+7%)	1mo	$50,000	$65	70
304 S Olive St	0.43mi	2/1.0	720 (+1%)	22mo	$59,500	$83	60
118 W Jefferson St	0.69mi	1/1.0 (-1)	700 (-2%)	9mo	$84,900	$121	52
1005 S Walnut St	0.74mi	2/1.0	728 (+2%)	17mo	$65,000	$89	48
123 W Park N/A	0.58mi	3/1.0 (+1)	704 (-1%)	23mo	$99,500	$141	46
308 W Park St	0.40mi	2/1.0	800 (+12%)	20mo	$45,000	$56	44
413 N Warren St	0.54mi	1/1.0 (-1)	620 (-13%)	8mo	$67,500	$109	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.41×
• Total profit: $8,071
• Equity at exit: $10,437

10-year hold

• IRR: 22.7%
• Equity multiple: 3.42×
• Total profit: $47,345
• Equity at exit: $6,052

Cash invested: $19,600 (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: $887 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $231

Break-even live

Break-even rent $595

Max offer price $70,000

Occupancy floor 69%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 E Adams St Unit A Pittsburg, KS	2.0	1.0	750	$800	$1.07	43d	1	1.02mi
1802 S Pine St Unit 2 Pittsburg, KS	2.0	1.0	627	$999	$1.59	43d	1	1.22mi
107 W Lindburg St Pittsburg, KS	1.0	1.0	600	$650	$1.08	43d	1	1.31mi
1902 S Broadway St Pittsburg, KS	2.0	1.0	533	$999	$1.87	21d	6	1.34mi

Listing history 8 events

1. 2026-04-07
   status Pending
2. 2026-04-02
   listed $70,000 Active
3. 2025-07-31
   historical
4. 2025-07-11
   listed $79,900 Active
5. 2022-04-20
   soldstatus
6. 2008-07-01
   soldstatus $20,000
7. 2002-02-01
   soldstatus $740,000
8. 1999-04-01
   soldstatus $475,000

ⓘ 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: $883 · $74/mo
• Projected year-2 tax: $987 · $82/mo
• Expected delta: +$104/yr (+$9/mo · 11.8%)

ⓘ 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 2/10 Low
• 🌡 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: $10,647
• − Mortgage interest: −$3,921
• − Property taxes: −$883
• − Insurance: −$350
• − Repairs & maintenance: −$852
• − Management: −$852
• − Depreciation: −$2,036
• Taxable income: $1,753
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $2,353/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

-85.3% since first listed

8 events — show timeline

• 2026-04-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-02 Listed $70,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-07-11 Listed $79,900 Heartland MLS as Distributed by MLS Grid
• 2022-04-20 Sold (Public Records) — Public Records
• 2008-07-01 Sold (Public Records) $20,000 Public Records
• 2002-02-01 Sold (Public Records) $740,000 Public Records
• 1999-04-01 Sold (Public Records) $475,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $883 · +5.8% YoY. Source: county tax records.