300 N Cayuga St · Frontenac, KS 66763

$82,500

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 31 Days on market

Built 1960 7,150 sqft lot Est $118k · 30% 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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

charming 3-bedroom, 2-bath ranch in Northeast Frontenac! This home offers plenty of space to spread out with an open-concept living room and kitchen, plus a large family room featuring a cozy gas log fireplace. Recent updates include new LVP flooring in the kitchen and family room, added kitchen cabinetry and shelving for extra storage, and newer appliances that will convey with the home. Major updates have already been taken care of, including replacement windows and roof, plus a 2-year-old hot water tank. Outside, you'll find a fenced yard, a shady corner lot, a storage room, and an attached garage with an opener. Move-in ready with room to add your own personal touches -- this one is full of potential!

Key facts

• Large family room
• Newer appliances
• Gas log fireplace

Tags

• OPEN-CONCEPT LIVING ROOM
• LARGE FAMILY ROOM
• GAS LOG FIREPLACE
• NEW LVP FLOORING
• ADDED KITCHEN CABINETRY
• NEWER APPLIANCES

Property features AI

Finance

• Other: Not in a flood plain
• HOA & community: No association fees

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan; Residential property; Not inside city limits
• Construction: Vinyl siding; Composition roof; Built approximately 51-75 years ago; Above-grade finished living area reported from public records
• Exterior features: Porch; Metal fencing; City lot; Corner lot; Paved road with public maintenance

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric range
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Natural gas heat; Electric cooling
• Interior features: Ceiling fans; Painted cabinets; Window coverings; Thermal windows; Wood windows; Crawl space basement
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $80k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#233 in KS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Frontenac Public Schools (town): math 28% / reading 45% proficiency, ranked #54 of 169 in KS (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 65 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $570 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $82k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,025 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1960 — 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. 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: 1.36% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.84%
• DSCR: 1.70
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $117,936
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 E Carlton St	0.60mi	3/2.0	1,206 (-7%)	4mo	$205,000	$170	57
104 W Carlton St S	0.63mi	3/1.0	1,244 (-4%)	6mo	$50,000	$40	55
303 N Labette St	0.53mi	2/1.0 (-1)	1,156 (-11%)	3mo	$59,000	$51	46
103 N Cayuga St	0.74mi	3/1.0	1,152 (-11%)	11mo	$105,000	$91	34

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: 6.7%
• Equity multiple: 1.26×
• Total profit: $6,074
• Equity at exit: $12,301

10-year hold

• IRR: 16.1%
• Equity multiple: 2.32×
• Total profit: $30,389
• Equity at exit: $7,133

Cash invested: $23,100 (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 66763

• Home prices YoY: -15.5%
• Active inventory: 16
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$113 /mo · $1,353/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $305

Break-even live

Break-even rent $734

Max offer price $82,500

Occupancy floor 68%

Sensitivity live

Price	-10% $352	-5% $328	+0% $305	+5% $282	+10% $258
Rent	-10% $216	-5% $261	+0% $305	+5% $349	+10% $393
Rate	-1.0pp $346	-0.5pp $326	base $305	+0.5pp $284	+1.0pp $262

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   pricedays on market $82,500 Active 31 DOM
2. 2026-06-18
   days on market $85,000 Active 30 DOM
3. 2026-06-17
   days on market $85,000 Active 29 DOM
4. 2026-06-16
   days on market $85,000 Active 28 DOM
5. 2026-06-15
   days on market $85,000 Active 27 DOM
6. 2026-06-14
   days on market $85,000 Active 25 DOM
7. 2026-06-12
   days on market $85,000 Active 24 DOM
8. 2026-06-09
   days on market $85,000 Active 21 DOM
9. 2026-06-08
   days on market $85,000 Active 20 DOM
10. 2026-06-07
    days on market $85,000 Active 19 DOM
11. 2026-06-05
    pricedays on market $85,000 Active 17 DOM
12. 2026-06-02
    days on market $89,000 Active 14 DOM
13. 2026-06-01
    days on market $89,000 Active 13 DOM
14. 2026-05-31
    days on market $89,000 Active 12 DOM
15. 2026-05-30
    days on market $89,000 Active 11 DOM
16. 2026-05-19
    listed $89,000 Active
17. 2026-05-18
    listed $89,000 Active 714-char remark

    Show marketing remark (714 chars)

    charming 3-bedroom, 2-bath ranch in Northeast Frontenac! This home offers plenty of space to spread out with an open-concept living room and kitchen, plus a large family room featuring a cozy gas log fireplace. Recent updates include new LVP flooring in the kitchen and family room, added kitchen cabinetry and shelving for extra storage, and newer appliances that will convey with the home. Major updates have already been taken care of, including replacement windows and roof, plus a 2-year-old hot water tank. Outside, you'll find a fenced yard, a shady corner lot, a storage room, and an attached garage with an opener. Move-in ready with room to add your own personal touches -- this one is full of potential!

18. 2026-05-08
    historical
19. 2026-04-26
    price $100,000
20. 2026-04-14
    price $109,000
21. 2026-04-11
    listed $125,000 Active
22. 2016-03-14
    soldstatus
23. 2015-08-12
    soldstatus $28,500
24. 2007-05-01
    soldstatus $60,500
25. 2005-02-14
    soldstatus
26. 2005-02-01
    soldstatus $58,500
27. 2004-12-06
    listed $62,500

ⓘ 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: $1,353 · $113/mo
• Projected year-2 tax: $1,353 · $113/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,439
• − Mortgage interest: −$4,621
• − Property taxes: −$1,353
• − Insurance: −$412
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$2,400
• Taxable income: $2,501
• Est. tax owed @ 24.0%: −$600
• After-tax cash flow: $3,059/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: Frontenac Public Schools
• NCES district ID: 2006300
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $45,769
• Composite: 31.12/100
• National rank: #6065
• State rank: #54 of 169 in KS

Livability — Frontenac

• Score: 67/100
• State rank: #233
• US rank: #10267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frontenac, KS
• Population (ZIP): 3,381

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,393 people
• By 2030: 39,540 · +0.4%
• By 2040: 39,452 · +0.1%
• By 2050: 39,188 · -0.5%
• By 2075: 39,038 · -0.9%
• By 2100: 38,219 · -3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Asian 3%
• Common ancestry: Italian 4% Iranian 2% Lithuanian 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Crawford

• 2024 margin: Strong R (+25.3) · D 36.5% · R 61.7% · Other 1.8%
• 2008→2024 swing: -26.7pp toward R · 2008: 1.4pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+23.1 2016: R+23.1 2012: R+6.5 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.64%
• Current HPI: 172.1787
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+42.4% since first listed

12 events — show timeline

• 2026-05-19 Listed $89,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-18 Listed $89,000 OGAR
• 2026-05-08 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-26 Price Changed $100,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $109,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-11 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2016-03-14 Sold (Public Records) — Public Records
• 2015-08-12 Sold (Public Records) $28,500 Public Records
• 2007-05-01 Sold (Public Records) $60,500 Public Records
• 2005-02-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-02-01 Sold (Public Records) $58,500 Public Records
• 2004-12-06 Listed $62,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.1%/yr

Latest (2025): $1,353 · +3.2% YoY. Source: county tax records.