1521 Custer Rd · Junction City, KS 66441

$49,500

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 139 Days on market

Built 1957 9,825 sqft 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
• 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

Cute 2 bedroom, 1 bathroom located just west of Westwood Elementary! Large back yard, build a shop or garage and enjoy the space. Directions: From Hwy 77 & Rucker Road, to Westwood Street, then South on Custer. House on Left. Go to hudhomestore. gov or www. olympusama-at.com to learn more about this home and who/how to purchase. Case #181-343968. This property is now under auction terms and can be found on servicelinkauction.com for event and bidding information. All auction properties are subject to a 5% buyer’s premium (minimum $2,500) and subject to a reserve price as well as seller confirmation All Brokers must be NAID Certified. Seller has the right to (a) change the date, place, and terms of the sale; (b) remove the property from the market; and (c) sell the property prior to the sale. Please reach out to Listing Agent for details.

Key facts

• Large back yard
• 9,825 sq ft lot
• Built 1957

Tags

• LARGE BACK YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% 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: schools D+, crime F, amenities 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.
• Market conditions: Rents rising fast (+6.0%/yr); 260 active listings in the ZIP; 93 units permitted in Geary County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $342 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $64k (57%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $50k implies a 307% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.30% ✓
• Cap rate: 17.77%
• Cash-on-cash: 40.98%
• DSCR: 2.82
• GRM: 3.6

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: 41.3%
• Equity multiple: 2.86×
• Total profit: $25,803
• Equity at exit: $7,381

10-year hold

• IRR: 49.1%
• Equity multiple: 6.58×
• Total profit: $77,330
• Equity at exit: $4,280

Cash invested: $13,860 (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: 260
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$260
• Tax from tax record: −$147 /mo · $1,770/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $473

Break-even live

Break-even rent $541

Max offer price $49,500

Occupancy floor 54%

Sensitivity live

Price	-10% $501	-5% $487	+0% $473	+5% $459	+10% $445
Rent	-10% $383	-5% $428	+0% $473	+5% $518	+10% $563
Rate	-1.0pp $498	-0.5pp $486	base $473	+0.5pp $461	+1.0pp $447

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-14
   status Active 863-char remark

   Show marketing remark (863 chars)

   Cute 2 bedroom, 1 bathroom located just west of Westwood Elementary! Large back yard, build a shop or garage and enjoy the space. Directions: From Hwy 77 & Rucker Road, to Westwood Street, then South on Custer. House on Left. Go to hudhomestore. gov or www. olympusama-at.com to learn more about this home and who/how to purchase. Case #181-343968. This property is now under auction terms and can be found on servicelinkauction.com for event and bidding information. All auction properties are subject to a 5% buyer’s premium (minimum $2,500) and subject to a reserve price as well as seller confirmation All Brokers must be NAID Certified. Seller has the right to (a) change the date, place, and terms of the sale; (b) remove the property from the market; and (c) sell the property prior to the sale. Please reach out to Listing Agent for details.

2. 2026-05-09
   price $49,500 863-char remark

   Show marketing remark (863 chars)

   Cute 2 bedroom, 1 bathroom located just west of Westwood Elementary! Large back yard, build a shop or garage and enjoy the space. Directions: From Hwy 77 & Rucker Road, to Westwood Street, then South on Custer. House on Left. Go to hudhomestore. gov or www. olympusama-at.com to learn more about this home and who/how to purchase. Case #181-343968. This property is now under auction terms and can be found on servicelinkauction.com for event and bidding information. All auction properties are subject to a 5% buyer’s premium (minimum $2,500) and subject to a reserve price as well as seller confirmation All Brokers must be NAID Certified. Seller has the right to (a) change the date, place, and terms of the sale; (b) remove the property from the market; and (c) sell the property prior to the sale. Please reach out to Listing Agent for details.

3. 2026-03-17
   status Pending 863-char remark

   Show marketing remark (863 chars)

   Cute 2 bedroom, 1 bathroom located just west of Westwood Elementary! Large back yard, build a shop or garage and enjoy the space. Directions: From Hwy 77 & Rucker Road, to Westwood Street, then South on Custer. House on Left. Go to hudhomestore. gov or www. olympusama-at.com to learn more about this home and who/how to purchase. Case #181-343968. This property is now under auction terms and can be found on servicelinkauction.com for event and bidding information. All auction properties are subject to a 5% buyer’s premium (minimum $2,500) and subject to a reserve price as well as seller confirmation All Brokers must be NAID Certified. Seller has the right to (a) change the date, place, and terms of the sale; (b) remove the property from the market; and (c) sell the property prior to the sale. Please reach out to Listing Agent for details.

4. 2026-01-28
   price $91,200 863-char remark

   Show marketing remark (863 chars)

   Cute 2 bedroom, 1 bathroom located just west of Westwood Elementary! Large back yard, build a shop or garage and enjoy the space. Directions: From Hwy 77 & Rucker Road, to Westwood Street, then South on Custer. House on Left. Go to hudhomestore. gov or www. olympusama-at.com to learn more about this home and who/how to purchase. Case #181-343968. This property is now under auction terms and can be found on servicelinkauction.com for event and bidding information. All auction properties are subject to a 5% buyer’s premium (minimum $2,500) and subject to a reserve price as well as seller confirmation All Brokers must be NAID Certified. Seller has the right to (a) change the date, place, and terms of the sale; (b) remove the property from the market; and (c) sell the property prior to the sale. Please reach out to Listing Agent for details.

5. 2025-12-27
   price $104,880 863-char remark

   Show marketing remark (863 chars)

   Cute 2 bedroom, 1 bathroom located just west of Westwood Elementary! Large back yard, build a shop or garage and enjoy the space. Directions: From Hwy 77 & Rucker Road, to Westwood Street, then South on Custer. House on Left. Go to hudhomestore. gov or www. olympusama-at.com to learn more about this home and who/how to purchase. Case #181-343968. This property is now under auction terms and can be found on servicelinkauction.com for event and bidding information. All auction properties are subject to a 5% buyer’s premium (minimum $2,500) and subject to a reserve price as well as seller confirmation All Brokers must be NAID Certified. Seller has the right to (a) change the date, place, and terms of the sale; (b) remove the property from the market; and (c) sell the property prior to the sale. Please reach out to Listing Agent for details.

6. 2025-11-10
   listed $114,000 Active 863-char remark

   Show marketing remark (863 chars)

   Cute 2 bedroom, 1 bathroom located just west of Westwood Elementary! Large back yard, build a shop or garage and enjoy the space. Directions: From Hwy 77 & Rucker Road, to Westwood Street, then South on Custer. House on Left. Go to hudhomestore. gov or www. olympusama-at.com to learn more about this home and who/how to purchase. Case #181-343968. This property is now under auction terms and can be found on servicelinkauction.com for event and bidding information. All auction properties are subject to a 5% buyer’s premium (minimum $2,500) and subject to a reserve price as well as seller confirmation All Brokers must be NAID Certified. Seller has the right to (a) change the date, place, and terms of the sale; (b) remove the property from the market; and (c) sell the property prior to the sale. Please reach out to Listing Agent for details.

7. 2020-11-12
   soldstatus 446-char remark

   Show marketing remark (446 chars)

   Nice updates in this 2 bedroom, 1 bath home. New roof, New insulation in attic, New windows, Newer Furnace, AC and Water Heater, Newer countertops and cabinetry in Kitchen, Newer Appliances, Updates in Bathroom, Fresh Interior Paint, New doors, New flooring throughout. New drive way, Huge fenced back yard. Utilities have been cut in half due to new windows. Set up your appointment through showing time or call office. Great price, great value!

8. 2020-03-08
   listed $75,000 446-char remark

   Show marketing remark (446 chars)

   Nice updates in this 2 bedroom, 1 bath home. New roof, New insulation in attic, New windows, Newer Furnace, AC and Water Heater, Newer countertops and cabinetry in Kitchen, Newer Appliances, Updates in Bathroom, Fresh Interior Paint, New doors, New flooring throughout. New drive way, Huge fenced back yard. Utilities have been cut in half due to new windows. Set up your appointment through showing time or call office. Great price, great value!

9. 2018-10-24
   soldstatus
10. 2017-07-19
    listed $61,900
11. 1995-09-01
    soldstatus $12,152

ⓘ 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: $1,770 · $147/mo
• Projected year-2 tax: $1,770 · $147/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 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: $13,686
• − Mortgage interest: −$2,773
• − Property taxes: −$1,770
• − Insurance: −$248
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$1,440
• Taxable income: $5,267
• Est. tax owed @ 24.0%: −$1,264
• After-tax cash flow: $4,416/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

+307.3% since first listed

11 events — show timeline

• 2026-05-14 Relisted — FHAOR as distributed by MLS GRID
• 2026-05-09 Price Changed $49,500 FHAOR as distributed by MLS GRID
• 2026-03-17 Pending — FHAOR as distributed by MLS GRID
• 2026-01-28 Price Changed $91,200 FHAOR as distributed by MLS GRID
• 2025-12-27 Price Changed $104,880 FHAOR as distributed by MLS GRID
• 2025-11-10 Listed $114,000 FHAOR as distributed by MLS GRID
• 2020-11-12 Sold (MLS) — FHAOR as distributed by MLS GRID
• 2020-03-08 Listed $75,000 FHAOR as distributed by MLS GRID
• 2018-10-24 Sold (MLS) — FHAOR as distributed by MLS GRID
• 2017-07-19 Listed $61,900 FHAOR as distributed by MLS GRID
• 1995-09-01 Sold (Public Records) $12,152 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,770 · +8.9% YoY. Source: county tax records.