511 Mission St · St. Marys, KS 66536

$120,000

2 bd · 1.0 ba · 855 sqft · SingleFamily public records · 74 Days on market

Built 1883 7,405 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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Historic 2 story home for sale in St Marys, KS. This home is ready to be restored by a new owner, so roll up your sleeves! The home features a classic covered porch, tall ceilings, large living spaces. The home is centrally located near downtown and is adjacent to a city park! The home sits on an R-2 lot, so it can be renovated as a single family home or duplex.

Key facts

• Covered porch
• R-2 lot
• Tall ceilings

Tags

• COVERED PORCH
• TALL CEILINGS
• LARGE LIVING SPACES
• CENTRALLY LOCATED
• ADJACENT TO A CITY PARK
• R-2 LOT

Property features AI

Finance

• Other: Lot size approximately 0.17 acre
• Financial info: Annual tax: $625

Exterior

• Home design: Single family residence; One and one-half story
• Construction: Masonite exterior
• Exterior features: No fencing; No pool

Interior

• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Kaw Valley (rural): math 26% / reading 38% proficiency, ranked #78 of 169 in KS (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: St Marys Elem (math 37% / reading 47%, grade F, #273 of 684 statewide, top 45%, 259 students, 47% FRL); St. Marys Junior Senior High (math 27% / reading 37%, grade F, #50 of 327 statewide, top 16%, 248 students, 46% FRL) — zoned schools average 46% FRL vs 29% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 20 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 114 units permitted in Pottawatomie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pottawatomie County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $120k implies a 287% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1883 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1883 — 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. 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: 1.04% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.63%
• DSCR: 1.43
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,313
• Equity at exit: $17,892

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $19,909
• Equity at exit: $10,375

Cash invested: $33,600 (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 66536

• Home prices YoY: -22.2%
• Active inventory: 20
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$38 /mo · $461/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $270

Break-even live

Break-even rent $909

Max offer price $120,000

Occupancy floor 73%

Sensitivity live

Price	-10% $338	-5% $304	+0% $270	+5% $236	+10% $202
Rent	-10% $171	-5% $220	+0% $270	+5% $319	+10% $369
Rate	-1.0pp $330	-0.5pp $300	base $270	+0.5pp $239	+1.0pp $207

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 W Mission St Unit 609-4 St Marys, KS	2.0	2.0	925	$1,250	$1.35	22d	1	0.06mi

Listing history 20 events

1. 2026-06-21
   days on market $120,000 Active 74 DOM
2. 2026-06-19
   days on market $120,000 Active 72 DOM
3. 2026-06-18
   days on market $120,000 Active 71 DOM
4. 2026-06-17
   days on market $120,000 Active 70 DOM
5. 2026-06-16
   days on market $120,000 Active 69 DOM
6. 2026-06-15
   days on market $120,000 Active 68 DOM
7. 2026-06-14
   days on market $120,000 Active 66 DOM
8. 2026-06-13
   pricedays on market $120,000 Active 65 DOM
9. 2026-06-10
   days on market $140,000 Active 63 DOM
10. 2026-06-09
    days on market $140,000 Active 62 DOM
11. 2026-06-08
    days on market $140,000 Active 61 DOM
12. 2026-06-07
    days on market $140,000 Active 60 DOM
13. 2026-06-05
    days on market $140,000 Active 57 DOM
14. 2026-06-02
    days on market $140,000 Active 55 DOM
15. 2026-06-01
    days on market $140,000 Active 54 DOM
16. 2026-05-31
    days on market $140,000 Active 53 DOM
17. 2026-05-30
    days on market $140,000 Active 52 DOM
18. 2026-04-14
    listed $140,000 Active 364-char remark

    Show marketing remark (364 chars)

    Historic 2 story home for sale in St Marys, KS. This home is ready to be restored by a new owner, so roll up your sleeves! The home features a classic covered porch, tall ceilings, large living spaces. The home is centrally located near downtown and is adjacent to a city park! The home sits on an R-2 lot, so it can be renovated as a single family home or duplex.

19. 2026-04-08
    listed $140,000 Active
20. 1991-07-01
    soldstatus $31,000

ⓘ 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: $461 · $38/mo
• Projected year-2 tax: $1,692 · $141/mo
• Expected delta: +$1,231/yr (+$103/mo · 266.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,000
• − Mortgage interest: −$6,722
• − Property taxes: −$461
• − Insurance: −$600
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$3,491
• Taxable income: $1,326
• Est. tax owed @ 24.0%: −$318
• After-tax cash flow: $2,919/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: Kaw Valley
• NCES district ID: 2007970
• Math proficiency: 26% ▼ -4.00%
• Reading proficiency: 38% ▲ 6.00%
• Median HH income: $55,445
• Composite: 28.34/100
• National rank: #6778
• State rank: #78 of 169 in KS

Livability — St. Marys

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Marys, KS
• Population (ZIP): 4,103

Population outlook (Pottawatomie County) Hauer SSP2

• Today (2025): 25,971 people
• By 2030: 27,362 · +5.4%
• By 2040: 30,086 · +15.8%
• By 2050: 32,560 · +25.4%
• By 2075: 38,284 · +47.4%
• By 2100: 40,235 · +54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: Romanian 8% Lithuanian 5% Iranian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Pottawatomie

• 2024 margin: Solid R (+47.6) · D 25.2% · R 72.8% · Other 2.0%
• 2008→2024 swing: -3.6pp toward R · 2008: -44.0pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+46.7 2016: R+50.8 2012: R+47.3 2008: R+44.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.64%
• Current HPI: 208.8163
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+351.6% since first listed

3 events — show timeline

• 2026-04-14 Listed $140,000 Sunflower MLS as distributed by MLS GRID
• 2026-04-08 Listed $140,000 FHAOR as distributed by MLS GRID
• 1991-07-01 Sold (Public Records) $31,000 Public Records

Property tax history

+2.7%/yr

Latest (2024): $461 · -5.7% YoY. Source: county tax records.