205 Walker St St · Alexander, KS 67513

$83,000

2 bd · 1.0 ba · 1,172 sqft · SingleFamily public records · 60 Days on market

Built 1900 0.32 ac lot

---

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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Water softener
• Spacious lot
• 0.32 acre lot

Tags

• SPACIOUS LOT
• NEWER CENTRAL HEAT AND AIR
• ENERGY EFFICIENT STRUCTURE
• FULLY EQUIPPED WITH APPLIANCES
• WATER SOFTENER
• REVERSE OSMOSIS SYSTEM

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property
• Exterior features: Lot approximately 100 by 140 feet; Zoned Other

Interior

• Bedrooms: 2 bedrooms on the main level
• Heating & cooling: Central air conditioning
• Interior features: Window coverings; Concrete basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#507 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, schools D-, crime F.
• Lacrosse (rural): math 25% / reading 30% proficiency, ranked #209 of 280 in KS (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 1 active listings in the ZIP; 1 units permitted in Rush County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($574 loan paydown + $2k appreciation (3.0% local appreciation)).
• Rush County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,510 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.98%
• DSCR: 1.53
• GRM: 6.8

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: 18.7%
• Equity multiple: 2.07×
• Total profit: $24,796
• Equity at exit: $37,320

10-year hold

• IRR: 20.1%
• Equity multiple: 3.91×
• Total profit: $67,589
• Equity at exit: $57,515

Cash invested: $23,240 (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 67513

• Active inventory: 1
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,020 medium
• Mortgage (P&I): −$435
• Tax est. 1.5%: −$104 /mo · $1,245/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $232

Break-even live

Break-even rent $726

Max offer price $83,000

Occupancy floor 72%

Sensitivity live

Price	-10% $289	-5% $261	+0% $232	+5% $203	+10% $175
Rent	-10% $152	-5% $192	+0% $232	+5% $272	+10% $313
Rate	-1.0pp $274	-0.5pp $253	base $232	+0.5pp $211	+1.0pp $189

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $83,000 Active 60 DOM
2. 2026-06-18
   days on market $83,000 Active 59 DOM
3. 2026-06-17
   days on market $83,000 Active 58 DOM
4. 2026-06-16
   days on market $83,000 Active 57 DOM
5. 2026-06-15
   days on market $83,000 Active 56 DOM
6. 2026-06-14
   days on market $83,000 Active 54 DOM
7. 2026-06-12
   days on market $83,000 Active 53 DOM
8. 2026-06-09
   days on market $83,000 Active 50 DOM
9. 2026-06-08
   days on market $83,000 Active 49 DOM
10. 2026-06-07
    days on market $83,000 Active 48 DOM
11. 2026-06-05
    days on market $83,000 Active 46 DOM
12. 2026-06-02
    days on market $83,000 Active 43 DOM
13. 2026-06-01
    days on market $83,000 Active 42 DOM
14. 2026-05-31
    days on market $83,000 Active 41 DOM
15. 2026-05-30
    days on market $83,000 Active 40 DOM
16. 2026-04-16
    listed $83,000 Active

ⓘ 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 3/10 Moderate 12% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 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: $12,238
• − Mortgage interest: −$4,649
• − Property taxes: −$1,245
• − Insurance: −$415
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$2,415
• Taxable income: $1,556
• Est. tax owed @ 24.0%: −$374
• After-tax cash flow: $2,412/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: Lacrosse
• NCES district ID: 2008220
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $39,479
• Composite: 26.05/100
• National rank: #12735
• State rank: #209 of 280 in KS

Livability — Alexander

• Score: 58/100
• State rank: #507
• US rank: #21245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alexander, KS
• Population (ZIP): 111

Population outlook (Rush County) Hauer SSP2

• Today (2025): 2,979 people
• By 2030: 2,889 · -3.0%
• By 2040: 2,706 · -9.2%
• By 2050: 2,568 · -13.8%
• By 2075: 2,417 · -18.9%
• By 2100: 2,127 · -28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Italian 4%

Political lean MEDSL · Rush

• 2024 margin: Solid R (+65.4) · D 16.4% · R 81.9% · Other 1.7%
• 2008→2024 swing: -25.0pp toward R · 2008: -40.5pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+64.9 2016: R+64.5 2012: R+51.0 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-16 Listed $83,000 Hays MLS