519 S Lincoln Ave · Chanute, KS 66720

$75,000

2 bd · 1.0 ba · 1,103 sqft · SingleFamily public records · 85 Days on market

Built 1910 3,500 sqft lot Est $100k · 25% under

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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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots of new updates in this cute two-bedroom, one bath charmer. The original hardwood floors have been refinished and all of the original woodwork is still intact. There are two (working) pocket doors, a set of double glass doors, two leaded glass accent windows and beautiful wide woodwork throughout. The kitchen has a new laminate, waterproof floor, a new back door and newer countertops. The house also has vinyl clad, double pane glass windows, a new hot water heater, and a roof that appears to be about seven years old. There is a small, one-car, attached garage and workshop with an automatic door and a stairway that leads to huge, unfinished attic storage area that could possibly be made into living space in the future. There is also a damp basement and utility area that drains with a gravity drain. It's not often that you find a smaller house that has the great woodwork and features that this place has.

Key facts

• Covered front porch
• Eat-in-kitchen
• Leaded glass windows

Tags

• COVERED FRONT PORCH
• ORIGINAL HARDWOOD FLOORS
• LEADED GLASS WINDOWS
• ORIGINAL WOODWORK
• SOLID PACKET DOORS
• EAT-IN-KITCHEN

Property features AI

Finance

• Other: Property located in an area with unknown flood plain status
• HOA & community: Association fee paid annually

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Frame construction; Composition roof; About 101+ years old; Approximately 1,103 above-grade living area
• Construction: Frame construction; Composition roof; Partial basement
• Exterior features: Lot ~3,500 square feet

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Partial basement; 1.5-story floor plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($951 rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#390 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: employment D, schools F, crime F.
• Chanute Public Schools (town): math 21% / reading 33% proficiency, ranked #130 of 169 in KS (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 21 active listings in the ZIP; 18 units permitted in Neosho County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Neosho County population projected at -13% 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 $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $75k implies a 226% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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 1910 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 10.02%
• Cash-on-cash: 13.31%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $100,373
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 S Evergreen Ave	0.19mi	3/1.0 (+1)	1,135 (+3%)	10mo	$108,000	$95	73
517 S Evergreen Ave	0.14mi	2/1.0	1,257 (+14%)	7mo	$114,500	$91	64
1301 S Edith Ave	0.57mi	2/2.0	1,105 (+0%)	10mo	$109,500	$99	61
416 S Western Ave	0.62mi	2/1.0	1,080 (-2%)	8mo	$115,000	$106	61
408 S Ashby Ave	0.40mi	2/1.0	1,048 (-5%)	17mo	$73,000	$70	59
426 S Ashby Ave	0.39mi	2/1.0	978 (-11%)	7mo	$54,900	$56	57
115 N Washington Ave	0.67mi	2/1.0	1,099 (-0%)	16mo	$24,500	$22	55
1116 S Central Ave	0.51mi	2/1.0	1,008 (-9%)	12mo	$92,500	$92	52
120 S Kansas St	0.62mi	2/1.0	1,188 (+8%)	7mo	$32,500	$27	52
119 N Garfield Ave	0.61mi	3/1.0 (+1)	1,248 (+13%)	4mo	$115,000	$92	41
420 E 12th St	0.57mi	3/2.0 (+1)	1,254 (+14%)	5mo	$85,000	$68	38
227 S Kansas St	0.61mi	3/1.0 (+1)	1,204 (+9%)	20mo	$29,900	$25	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $2,700
• Equity at exit: $11,183

10-year hold

• IRR: 12.9%
• Equity multiple: 2.02×
• Total profit: $21,518
• Equity at exit: $6,485

Cash invested: $21,000 (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 66720

• Home prices YoY: -22.4%
• Active inventory: 21
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $951 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $233

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 70%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-15
   statusdays on market $75,000 Pending 85 DOM
2. 2026-06-13
   days on market $75,000 Active Under Contract 84 DOM
3. 2026-06-12
   days on market $75,000 Active Under Contract 83 DOM
4. 2026-06-09
   days on market $75,000 Active Under Contract 80 DOM
5. 2026-06-08
   days on market $75,000 Active Under Contract 79 DOM
6. 2026-06-07
   days on market $75,000 Active Under Contract 78 DOM
7. 2026-06-05
   days on market $75,000 Active Under Contract 76 DOM
8. 2026-06-04
   days on market $75,000 Active Under Contract 74 DOM
9. 2026-06-02
   days on market $75,000 Active Under Contract 73 DOM
10. 2026-06-01
    days on market $75,000 Active Under Contract 72 DOM
11. 2026-05-31
    status $75,000 Active Under Contract 71 DOM
12. 2026-05-31
    days on market $75,000 Active 71 DOM
13. 2026-05-31
    days on market $75,000 Active 70 DOM
14. 2026-05-09
    price $75,000
15. 2026-03-21
    listed $79,900 Active
16. 2026-03-16
    historical
17. 2025-10-25
    status Active
18. 2025-10-17
    historical Active Under Contract
19. 2025-08-09
    price $79,900
20. 2025-07-15
    listed $85,000 Active
21. 2025-07-14
    historical
22. 2024-08-12
    soldstatus Closed 919-char remark

    Show marketing remark (919 chars)

    Lots of new updates in this cute two-bedroom, one bath charmer. The original hardwood floors have been refinished and all of the original woodwork is still intact. There are two (working) pocket doors, a set of double glass doors, two leaded glass accent windows and beautiful wide woodwork throughout. The kitchen has a new laminate, waterproof floor, a new back door and newer countertops. The house also has vinyl clad, double pane glass windows, a new hot water heater, and a roof that appears to be about seven years old. There is a small, one-car, attached garage and workshop with an automatic door and a stairway that leads to huge, unfinished attic storage area that could possibly be made into living space in the future. There is also a damp basement and utility area that drains with a gravity drain. It's not often that you find a smaller house that has the great woodwork and features that this place has.

23. 2024-07-02
    status Pending 919-char remark

    Show marketing remark (919 chars)

    Lots of new updates in this cute two-bedroom, one bath charmer. The original hardwood floors have been refinished and all of the original woodwork is still intact. There are two (working) pocket doors, a set of double glass doors, two leaded glass accent windows and beautiful wide woodwork throughout. The kitchen has a new laminate, waterproof floor, a new back door and newer countertops. The house also has vinyl clad, double pane glass windows, a new hot water heater, and a roof that appears to be about seven years old. There is a small, one-car, attached garage and workshop with an automatic door and a stairway that leads to huge, unfinished attic storage area that could possibly be made into living space in the future. There is also a damp basement and utility area that drains with a gravity drain. It's not often that you find a smaller house that has the great woodwork and features that this place has.

24. 2024-05-20
    listed $75,000 Active 919-char remark

    Show marketing remark (919 chars)

    Lots of new updates in this cute two-bedroom, one bath charmer. The original hardwood floors have been refinished and all of the original woodwork is still intact. There are two (working) pocket doors, a set of double glass doors, two leaded glass accent windows and beautiful wide woodwork throughout. The kitchen has a new laminate, waterproof floor, a new back door and newer countertops. The house also has vinyl clad, double pane glass windows, a new hot water heater, and a roof that appears to be about seven years old. There is a small, one-car, attached garage and workshop with an automatic door and a stairway that leads to huge, unfinished attic storage area that could possibly be made into living space in the future. There is also a damp basement and utility area that drains with a gravity drain. It's not often that you find a smaller house that has the great woodwork and features that this place has.

25. 1995-08-01
    soldstatus $23,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $11,412
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$2,182
• Taxable income: $1,703
• Est. tax owed @ 24.0%: −$409
• After-tax cash flow: $2,387/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: Chanute Public Schools
• NCES district ID: 2004590
• Math proficiency: 21% ▼ -5.00%
• Reading proficiency: 33% ▼ -3.00%
• Median HH income: $39,444
• Composite: 22.66/100
• National rank: #8049
• State rank: #130 of 169 in KS

Livability — Chanute

• Score: 62/100
• State rank: #390
• US rank: #17122

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chanute, KS
• City population: 10,913
• Population (ZIP): 10,913

Population outlook (Neosho County) Hauer SSP2

• Today (2025): 15,851 people
• By 2030: 15,452 · -2.5%
• By 2040: 14,642 · -7.6%
• By 2050: 13,836 · -12.7%
• By 2075: 11,782 · -25.7%
• By 2100: 9,024 · -43.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 5% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 3% Iranian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Neosho

• 2024 margin: Solid R (+48.1) · D 25.0% · R 73.1% · Other 1.9%
• 2008→2024 swing: -21.6pp toward R · 2008: -26.6pp · 2024: -48.1pp
• All cycles: 2024: R+48.1 2020: R+46.3 2016: R+46.8 2012: R+34.3 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.46%
• Current HPI: 185.585
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+226.1% since first listed

12 events — show timeline

• 2026-05-09 Price Changed $75,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-21 Listed $79,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-16 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-10-25 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-10-17 Contingent — Heartland MLS as Distributed by MLS Grid
• 2025-08-09 Price Changed $79,900 Heartland MLS as Distributed by MLS Grid
• 2025-07-15 Listed $85,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-14 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2024-08-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-07-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-05-20 Listed $75,000 Heartland MLS as Distributed by MLS Grid
• 1995-08-01 Sold (Public Records) $23,000 Public Records