1845 Custer Rd. Rd · Junction City, KS 66441

$147,000

4 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 20 Days on market

Built 1956 8,712 sqft lot

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Rent growth +4.0/5.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 4-bedroom (1 NC), 1-bathroom home that offers comfort, space, and endless possibilities. This 1296 sq ft home boasts hard surface flooring throughout and natural light streaming through large windows in the main front room. The seamless flow leads you to a well-appointed kitchen, equipped with refrigerator, gas stove, ample cabinetry, and generous counter space. On one end of the home are 3 bedrooms a full bath, and laundry (in 3rd bdrm closet). At the opposite end of the home is a versatile space that caters to your every need, whether you're seeking a 4th bedroom as a peaceful retreat after a long day, or a space for work or family time. All of the interior walls have been freshly painted with neutral tones. Outside, a spacious fenced backyard offers endless possibilities for outdoor recreation, gardening, or simply unwinding. There is sufficient off-street parking for 2 vehicles in the front of the home.

Key facts

• Black appliances
• Open concept
• Large corner lot

Tags

• OPEN CONCEPT
• BLACK APPLIANCES
• GAS RANGE OVEN
• GENEROUS COUNTER SPACE
• LARGE CORNER LOT
• FENCED YARD

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Asphalt roof; Crawl space foundation; Built area approximately 1,296
• Exterior features: Patio; Chain link fenced yard; Concrete road access

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Natural gas forced air heating
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Recommended offer: $145k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#266 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Geary County Schools (town): math 32% / reading 39% proficiency, ranked #60 of 169 in KS (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Westwood Elem (math 32% / reading 37%, grade F, #388 of 684 statewide, top 61%, 258 students, 75% FRL); Junction City Middle School (math 18% / reading 22%, grade F, #146 of 219 statewide, top 67%, 938 students, 61% FRL); Junction City Sr High (math 17% / reading 30%, grade F, #161 of 327 statewide, top 50%, 1,657 students, 47% FRL) — zoned schools average 61% FRL vs 40% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.0%/yr); 262 active listings in the ZIP; 93 units permitted in Geary County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Geary County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,795 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — 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: 1.10% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.86%
• DSCR: 1.35
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.05% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,543
• Equity at exit: $21,918

10-year hold

• IRR: 11.7%
• Equity multiple: 2.05×
• Total profit: $43,092
• Equity at exit: $12,710

Cash invested: $41,160 (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 66441

• Rents YoY: 6.0%
• Active inventory: 262
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,612 medium
• Mortgage (P&I): −$771
• Tax from tax record: −$172 /mo · $2,059/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $269

Break-even live

Break-even rent $1,270

Max offer price $147,000

Occupancy floor 78%

Sensitivity live

Price	-10% $353	-5% $311	+0% $269	+5% $228	+10% $186
Rent	-10% $142	-5% $206	+0% $269	+5% $333	+10% $397
Rate	-1.0pp $344	-0.5pp $307	base $269	+0.5pp $231	+1.0pp $193

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-17
   status $147,000 Pending 20 DOM
2. 2026-06-16
   days on market $147,000 Active 20 DOM
3. 2026-06-15
   days on market $147,000 Active 19 DOM
4. 2026-06-14
   days on market $147,000 Active 17 DOM
5. 2026-06-13
   pricedays on market $147,000 Active 16 DOM
6. 2026-06-10
   days on market $152,000 Active 14 DOM
7. 2026-06-09
   days on market $152,000 Active 13 DOM
8. 2026-06-08
   days on market $152,000 Active 12 DOM
9. 2026-06-07
   days on market $152,000 Active 11 DOM
10. 2026-06-02
    days on market $152,000 Active 6 DOM
11. 2026-06-01
    days on market $152,000 Active 5 DOM
12. 2026-05-31
    days on market $152,000 Active 4 DOM
13. 2026-05-30
    days on market $152,000 Active 3 DOM
14. 2026-05-27
    listed $152,000 Active
15. 2024-06-26
    soldstatus Closed 945-char remark

    Show marketing remark (945 chars)

    Welcome to this charming 4-bedroom (1 NC), 1-bathroom home that offers comfort, space, and endless possibilities. This 1296 sq ft home boasts hard surface flooring throughout and natural light streaming through large windows in the main front room. The seamless flow leads you to a well-appointed kitchen, equipped with refrigerator, gas stove, ample cabinetry, and generous counter space. On one end of the home are 3 bedrooms a full bath, and laundry (in 3rd bdrm closet). At the opposite end of the home is a versatile space that caters to your every need, whether you're seeking a 4th bedroom as a peaceful retreat after a long day, or a space for work or family time. All of the interior walls have been freshly painted with neutral tones. Outside, a spacious fenced backyard offers endless possibilities for outdoor recreation, gardening, or simply unwinding. There is sufficient off-street parking for 2 vehicles in the front of the home.

16. 2024-04-12
    status Pending 945-char remark

    Show marketing remark (945 chars)

    Welcome to this charming 4-bedroom (1 NC), 1-bathroom home that offers comfort, space, and endless possibilities. This 1296 sq ft home boasts hard surface flooring throughout and natural light streaming through large windows in the main front room. The seamless flow leads you to a well-appointed kitchen, equipped with refrigerator, gas stove, ample cabinetry, and generous counter space. On one end of the home are 3 bedrooms a full bath, and laundry (in 3rd bdrm closet). At the opposite end of the home is a versatile space that caters to your every need, whether you're seeking a 4th bedroom as a peaceful retreat after a long day, or a space for work or family time. All of the interior walls have been freshly painted with neutral tones. Outside, a spacious fenced backyard offers endless possibilities for outdoor recreation, gardening, or simply unwinding. There is sufficient off-street parking for 2 vehicles in the front of the home.

17. 2024-04-09
    listed $125,000 Active 945-char remark

    Show marketing remark (945 chars)

    Welcome to this charming 4-bedroom (1 NC), 1-bathroom home that offers comfort, space, and endless possibilities. This 1296 sq ft home boasts hard surface flooring throughout and natural light streaming through large windows in the main front room. The seamless flow leads you to a well-appointed kitchen, equipped with refrigerator, gas stove, ample cabinetry, and generous counter space. On one end of the home are 3 bedrooms a full bath, and laundry (in 3rd bdrm closet). At the opposite end of the home is a versatile space that caters to your every need, whether you're seeking a 4th bedroom as a peaceful retreat after a long day, or a space for work or family time. All of the interior walls have been freshly painted with neutral tones. Outside, a spacious fenced backyard offers endless possibilities for outdoor recreation, gardening, or simply unwinding. There is sufficient off-street parking for 2 vehicles in the front of the home.

18. 2001-10-01
    soldstatus

ⓘ 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: $2,059 · $172/mo
• Projected year-2 tax: $2,073 · $173/mo
• Expected delta: +$14/yr (+$1/mo · 0.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 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: $19,339
• − Mortgage interest: −$8,234
• − Property taxes: −$2,059
• − Insurance: −$735
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$4,276
• Taxable income: $941
• Est. tax owed @ 24.0%: −$226
• After-tax cash flow: $3,008/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: Geary County Schools
• NCES district ID: 2007890
• Math proficiency: 32% ▲ 1.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $44,319
• Composite: 30.2/100
• National rank: #6306
• State rank: #60 of 169 in KS

Livability — Junction City

• Score: 66/100
• State rank: #266
• US rank: #11965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Junction City, KS
• County: Geary County · 25,828 people
• City population: 25,828
• Metro: Manhattan, KS
• Population (ZIP): 25,828
• Household income: $59,522
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 950.0

Population outlook (Geary County) Hauer SSP2

• Today (2025): 37,364 people
• By 2030: 38,234 · +2.3%
• By 2040: 39,727 · +6.3%
• By 2050: 40,314 · +7.9%
• By 2075: 44,283 · +18.5%
• By 2100: 46,935 · +25.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 53% Black 19% Two or more races 15% Hispanic / Latino 15% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 4%
• Common ancestry: Lithuanian 3% Italian 2% Portuguese 2%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 85% English-only · Spanish 9% German/W. Germanic 1% Korean 1%

Political lean MEDSL · Geary

• 2024 margin: R (+17.6) · D 40.1% · R 57.7% · Other 2.2%
• 2008→2024 swing: -5.2pp toward R · 2008: -12.4pp · 2024: -17.6pp
• All cycles: 2024: R+17.6 2020: R+14.7 2016: R+21.7 2012: R+14.4 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -152.25%
• Current HPI: 137.9936
• Rent YoY: ▲ 6.05%
• Metro: Manhattan, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+21.6% since first listed

5 events — show timeline

• 2026-05-27 Listed $152,000 FHAOR as distributed by MLS GRID
• 2024-06-26 Sold (MLS) — FHAOR as distributed by MLS GRID
• 2024-04-12 Pending — FHAOR as distributed by MLS GRID
• 2024-04-09 Listed $125,000 FHAOR as distributed by MLS GRID
• 2001-10-01 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,059 · +45.4% YoY. Source: county tax records.