803 E 6th St · Cherryvale, KS 67335

$85,000

2 bd · 1.0 ba · 1,294 sqft · SingleFamily public records · 173 Days on market

Built 1900 7,641 sqft lot Est $136k · 37% 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +7.2/10.0
• 1% rule +7.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Key facts

• Off street parking
• French doors
• Original wood detail

Tags

• ORIGINAL WOOD DETAIL
• FRENCH DOORS
• WRAP AROUND FRONT PORCH
• CORNER LOT
• OFF STREET PARKING

Property features AI

Finance

• HOA & community: No association fees; No community maintenance provided

Exterior

• Parking: Side-facing garage; Off-street parking; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Faces north; Bungalow style
• Construction: Wood siding; Composition roof
• Exterior features: City lot in city limits; Corner lot; Paved road frontage; Garage(s) on property

Interior

• Bedrooms: 2 bedrooms (both carpeted)
• Flooring: Carpet; Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling (central)
• Interior features: Formal dining area; Crawl space basement; Bungalow floor plan
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $277 ($3k/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.

Location & tenants

• Location reads 68/100 on livability (#214 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools F, amenities F.
• Cherryvale (rural): math 24% / reading 35% proficiency, ranked #108 of 169 in KS (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 16 active listings in the ZIP; 10 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($588 loan paydown + $4k appreciation (4.3% local appreciation)).
• Montgomery County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — 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 173 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 1900 — 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 D 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: 1.21% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.97%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $135,870
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
911 E Main St	0.23mi	3/2.0 (+1)	1,279 (-1%)	3mo	$96,000	$75	76
1002 E Main St	0.27mi	2/1.0	1,417 (+10%)	6mo	$149,000	$105	66
300 E 3rd St	0.55mi	3/1.0 (+1)	1,270 (-2%)	2mo	$98,000	$77	65
414 E 3rd St	0.46mi	3/2.0 (+1)	1,252 (-3%)	3mo	$160,000	$128	62
5740 CR 5000 N/A	0.65mi	2/1.0	1,202 (-7%)	1mo	$155,000	$129	57
416 E 5th St	0.34mi	3/2.0 (+1)	1,388 (+7%)	11mo	$98,500	$71	54
413 E 6th St	0.33mi	3/2.0 (+1)	1,472 (+14%)	6mo	$140,000	$95	48
1006 E Main St	0.30mi	3/2.5 (+1)	1,470 (+14%)	14mo	$175,000	$119	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.43×
• Total profit: $33,932
• Equity at exit: $44,665

10-year hold

• IRR: 23.3%
• Equity multiple: 4.74×
• Total profit: $88,991
• Equity at exit: $74,335

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 67335

• Home prices YoY: 3.5%
• Active inventory: 16
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $277

Break-even live

Break-even rent $680

Max offer price $85,000

Occupancy floor 68%

Sensitivity live

Price	-10% $325	-5% $301	+0% $277	+5% $253	+10% $229
Rent	-10% $196	-5% $236	+0% $277	+5% $318	+10% $359
Rate	-1.0pp $320	-0.5pp $299	base $277	+0.5pp $255	+1.0pp $233

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. 2026-06-18
   days on market $85,000 Active 173 DOM
2. 2026-06-17
   days on market $85,000 Active 172 DOM
3. 2026-06-16
   days on market $85,000 Active 171 DOM
4. 2026-06-15
   days on market $85,000 Active 170 DOM
5. 2026-06-13
   days on market $85,000 Active 168 DOM
6. 2026-06-12
   days on market $85,000 Active 167 DOM
7. 2026-06-09
   days on market $85,000 Active 164 DOM
8. 2026-06-08
   days on market $85,000 Active 163 DOM
9. 2026-06-07
   days on market $85,000 Active 162 DOM
10. 2026-06-05
    days on market $85,000 Active 160 DOM
11. 2026-06-04
    days on market $85,000 Active 158 DOM
12. 2026-06-02
    days on market $85,000 Active 157 DOM
13. 2026-06-01
    days on market $85,000 Active 156 DOM
14. 2026-05-31
    days on market $85,000 Active 155 DOM
15. 2026-05-31
    days on market $85,000 Active 154 DOM
16. 2026-03-10
    price $85,000
17. 2025-12-27
    listed $90,000 Active
18. 2022-06-10
    historical
19. 2021-08-16
    listed $70,000

ⓘ 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: $671 · $56/mo
• Projected year-2 tax: $1,198 · $100/mo
• Expected delta: +$527/yr (+$44/mo · 78.5%)

ⓘ 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 6/10 Major
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,368
• − Mortgage interest: −$4,761
• − Property taxes: −$671
• − Insurance: −$425
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$2,473
• Taxable income: $2,059
• Est. tax owed @ 24.0%: −$494
• After-tax cash flow: $2,831/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: Cherryvale
• NCES district ID: 2004740
• Math proficiency: 24% ▲ 1.00%
• Reading proficiency: 35% ▲ 6.00%
• Median HH income: $43,161
• Composite: 25.1/100
• National rank: #7531
• State rank: #108 of 169 in KS

Livability — Cherryvale

• Score: 68/100
• State rank: #214
• US rank: #9510

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cherryvale, KS
• Population (ZIP): 3,300

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 29,729 people
• By 2030: 27,786 · -6.5%
• By 2040: 24,201 · -18.6%
• By 2050: 21,280 · -28.4%
• By 2075: 16,754 · -43.6%
• By 2100: 14,088 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2% Native American 1%
• Common ancestry: Slovak 2% Iranian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Arabic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+51.1) · D 23.6% · R 74.7% · Other 1.8%
• 2008→2024 swing: -15.3pp toward R · 2008: -35.8pp · 2024: -51.1pp
• All cycles: 2024: R+51.1 2020: R+50.2 2016: R+50.8 2012: R+41.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.31%
• Current HPI: 128.0231
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+21.4% since first listed

4 events — show timeline

• 2026-03-10 Price Changed $85,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-27 Listed $90,000 Heartland MLS as Distributed by MLS Grid
• 2022-06-10 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-08-16 Listed $70,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.3%/yr

Latest (2025): $671 · +2.0% YoY. Source: county tax records.