2210 Sleepy Hollow Ln · Fall River, KS 67047

$69,000

2 bd · 1.0 ba · 1,177 sqft · SingleFamily public records · 176 Days on market

Built 1994 3.50 ac 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Key facts

• Scenic pond
• Two story cabin
• Outdoor scenery

Tags

• TWO STORY CABIN
• 3.5 ACRES
• COVERED BACK PORCH
• SCENIC POND
• STREAM
• OUTDOOR SCENERY

Property features AI

Finance

• Other: Located in a 31–40 year old home; Approximately 1,177 above-grade living area (per public records); Directions available to property
• HOA & community: No association fees

Exterior

• Parking: Detached 1-car garage
• Utilities: Rural water service; Septic sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Wood siding; Metal roof
• Exterior features: Property sits on 3.5 acres; Rural water source; Septic tank

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Wood heating (wood stove or wood-burning source); Window air conditioning units
• Interior features: Crawl space basement; Two-story floor plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#517 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Fredonia (rural): math 19% / reading 30% proficiency, ranked #147 of 169 in KS (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 16 units permitted in Wilson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($477 loan paydown + $4k appreciation (6.1% local appreciation)).
• Wilson County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $69k implies a 590% gain — meaningful room to come down on a strong offer.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.47% ✓
• Cap rate: 11.94%
• Cash-on-cash: 20.18%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.5%
• Equity multiple: 3.13×
• Total profit: $41,148
• Equity at exit: $43,926

10-year hold

• IRR: 30.2%
• Equity multiple: 6.42×
• Total profit: $104,726
• Equity at exit: $80,136

Cash invested: $19,320 (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 67047

• Home prices YoY: 4.0%
• Active inventory: 9
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,015 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $325

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 63%

Sensitivity live

Price	-10% $373	-5% $349	+0% $325	+5% $301	+10% $277
Rent	-10% $245	-5% $285	+0% $325	+5% $365	+10% $405
Rate	-1.0pp $360	-0.5pp $342	base $325	+0.5pp $307	+1.0pp $289

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $69,000 Active 176 DOM
2. 2026-06-18
   days on market $69,000 Active 174 DOM
3. 2026-06-17
   days on market $69,000 Active 173 DOM
4. 2026-06-16
   days on market $69,000 Active 172 DOM
5. 2026-06-15
   days on market $69,000 Active 171 DOM
6. 2026-06-13
   days on market $69,000 Active 169 DOM
7. 2026-06-12
   days on market $69,000 Active 168 DOM
8. 2026-06-09
   days on market $69,000 Active 165 DOM
9. 2026-06-08
   days on market $69,000 Active 164 DOM
10. 2026-06-07
    days on market $69,000 Active 163 DOM
11. 2026-06-05
    days on market $69,000 Active 161 DOM
12. 2026-06-04
    days on market $69,000 Active 159 DOM
13. 2026-06-02
    days on market $69,000 Active 158 DOM
14. 2026-06-01
    days on market $69,000 Active 157 DOM
15. 2026-05-31
    days on market $69,000 Active 156 DOM
16. 2026-05-31
    days on market $69,000 Active 155 DOM
17. 2026-05-20
    status Active
18. 2026-05-11
    historical
19. 2026-05-07
    price $69,000
20. 2026-03-30
    price $79,000
21. 2025-12-17
    listed $90,000 Active
22. 2000-03-01
    soldstatus $10,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,179
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$2,007
• Taxable income: $2,978
• Est. tax owed @ 24.0%: −$715
• After-tax cash flow: $3,184/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: Fredonia
• NCES district ID: 2006270
• Math proficiency: 19% ▲ 7.00%
• Reading proficiency: 30% ▲ 11.00%
• Median HH income: $36,652
• Composite: 20.33/100
• National rank: #8609
• State rank: #147 of 169 in KS

Livability — Fall River

• Score: 57/100
• State rank: #517
• US rank: #21586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 513

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 7,872 people
• By 2030: 7,383 · -6.2%
• By 2040: 6,533 · -17.0%
• By 2050: 5,923 · -24.8%
• By 2075: 5,134 · -34.8%
• By 2100: 4,788 · -39.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Italian 6% Slovak 3% Iranian 1%

Political lean MEDSL · Wilson

• 2024 margin: Solid R (+62.4) · D 18.0% · R 80.3% · Other 1.7%
• 2008→2024 swing: -21.6pp toward R · 2008: -40.8pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+61.5 2016: R+63.1 2012: R+54.0 2008: R+40.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.13%
• Current HPI: 159.4973
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+590.0% since first listed

6 events — show timeline

• 2026-05-20 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-11 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $69,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $79,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-17 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 2000-03-01 Sold (Public Records) $10,000 Public Records