1421 215th St · Fort Scott, KS 66701

$85,000

2 bd · 1.0 ba · 1,380 sqft · Manufactured public records · 240 Days on market

Built 1970 0.80 ac lot ↓ 19% since listing

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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 +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Ranch style manufactured home sitting on almost an acre, right outside of town on a paved road! Step inside to find warm wood tones, cozy spaces centered around a wood-burning fireplace, and a comfortable layout that feels instantly inviting. Two bedrooms plus an office, a full bathroom, and a large laundry/mudroom are all located on one side of the home, while the other side houses the open concept living, dining and kitchen areas. Central heat & air and roof are less than 3 years old. 30 amp electric pole is wired for an RV. The expansive yard is perfect for a large garden, or small scale home-steading, and the garage and shed provide plenty of room for storage needs and hobbies. Id

Key facts

• 30 amp electric pole
• Central heat and air
• Expansive yard

Tags

• WOOD BURNING FIREPLACE
• CENTRAL HEAT AND AIR
• 30 AMP ELECTRIC POLE
• EXPANSIVE YARD
• LARGE GARDEN

Property features AI

Finance

• Other: Taxes: $460 annually
• HOA & community: No association fees; No community maintenance provided

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Septic tank
• Home design: Single family manufactured home (GreatLakes Belmont model); Ranch floor plan; One story
• Construction: Vinyl siding; Composition roof; Manufactured home; Estimated age: 51–75 years
• Exterior features: Lot approximately 0.8 acres; Not inside city limits

Interior

• Bedrooms: 2 bedrooms (includes an office that can function as an additional room)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling (has air conditioning)
• Interior features: Enclosed porch; Crawl space basement; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 5.0% in Fort Scott — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#259 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D, amenities F, commute F.
• Fort Scott (town): math 19% / reading 28% proficiency, ranked #150 of 169 in KS (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 71 active listings in the ZIP; 5 units permitted in Bourbon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bourbon County population projected at -21% 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 $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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 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?
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: 1.30% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.59%
• DSCR: 1.78
• GRM: 6.4

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: 9.0%
• Equity multiple: 1.35×
• Total profit: $8,418
• Equity at exit: $12,674

10-year hold

• IRR: 18.2%
• Equity multiple: 2.51×
• Total profit: $35,838
• Equity at exit: $7,349

Cash invested: $23,800 (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 66701

• Home prices YoY: -10.4%
• Active inventory: 71
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,101 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$40 /mo · $477/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $349

Break-even live

Break-even rent $659

Max offer price $85,000

Occupancy floor 63%

Sensitivity live

Price	-10% $397	-5% $373	+0% $349	+5% $325	+10% $301
Rent	-10% $262	-5% $305	+0% $349	+5% $392	+10% $436
Rate	-1.0pp $392	-0.5pp $370	base $349	+0.5pp $327	+1.0pp $304

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $85,000 Active 240 DOM
2. 2026-06-18
   days on market $85,000 Active 238 DOM
3. 2026-06-17
   days on market $85,000 Active 237 DOM
4. 2026-06-16
   days on market $85,000 Active 236 DOM
5. 2026-06-15
   days on market $85,000 Active 235 DOM
6. 2026-06-13
   days on market $85,000 Active 233 DOM
7. 2026-06-12
   days on market $85,000 Active 232 DOM
8. 2026-06-09
   days on market $85,000 Active 229 DOM
9. 2026-06-08
   days on market $85,000 Active 228 DOM
10. 2026-06-07
    days on market $85,000 Active 227 DOM
11. 2026-06-07
    days on market $85,000 Active 226 DOM
12. 2026-06-04
    days on market $85,000 Active 223 DOM
13. 2026-06-02
    days on market $85,000 Active 222 DOM
14. 2026-06-01
    days on market $85,000 Active 221 DOM
15. 2026-05-31
    days on market $85,000 Active 220 DOM
16. 2026-05-31
    days on market $85,000 Active 219 DOM
17. 2025-12-11
    price $85,000
18. 2025-11-05
    price $99,000
19. 2025-10-23
    listed $105,000 Active

ⓘ 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: $477 · $40/mo
• Projected year-2 tax: $1,198 · $100/mo
• Expected delta: +$722/yr (+$60/mo · 151.4%)

ⓘ 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 · 19 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: $13,211
• − Mortgage interest: −$4,761
• − Property taxes: −$477
• − Insurance: −$425
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$2,473
• Taxable income: $2,961
• Est. tax owed @ 24.0%: −$711
• After-tax cash flow: $3,475/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: Fort Scott
• NCES district ID: 2006180
• Math proficiency: 19% ▼ -3.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $38,034
• Composite: 19.64/100
• National rank: #8741
• State rank: #150 of 169 in KS

Livability — Fort Scott

• Score: 66/100
• State rank: #259
• US rank: #11422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,075

Population outlook (Bourbon County) Hauer SSP2

• Today (2025): 13,761 people
• By 2030: 13,139 · -4.5%
• By 2040: 11,920 · -13.4%
• By 2050: 10,892 · -20.8%
• By 2075: 8,645 · -37.2%
• By 2100: 6,751 · -50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 2% Serbian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Bourbon

• 2024 margin: Solid R (+54.2) · D 22.0% · R 76.1% · Other 1.9%
• 2008→2024 swing: -26.9pp toward R · 2008: -27.2pp · 2024: -54.2pp
• All cycles: 2024: R+54.2 2020: R+52.0 2016: R+50.8 2012: R+33.9 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.03%
• Current HPI: 172.2531
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-19.0% since first listed

3 events — show timeline

• 2025-12-11 Price Changed $85,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-05 Price Changed $99,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-23 Listed $105,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $477 · +4.1% YoY. Source: county tax records.