120 N Judson St · Fort Scott, KS 66701

$75,000

3 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 3 Days on market

Built 1901 6,000 sqft lot Est $75k · at est.

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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 +8.8/10.0
• ARV discount +7.3/15.0
• 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 MLS

Most replaced vinyl windows, large front and rear deck. Privacy fenced back yard. Spacious combo living/dining room. Utility basement with outside entry. Good starter home or rental investment. Easy access to downtown amenities.

Key facts

• Large back deck
• Updated electric
• Large front deck

Tags

• UPDATED PLUMBING
• UPDATED ELECTRIC
• LARGE FRONT DECK
• LARGE BACK DECK
• FENCED IN YARD
• LOW MAINTENANCE EXTERIOR

Property features AI

Finance

• Other: Property listed by Lyons Realty Group
• HOA & community: No association fees; No community maintenance provided

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property type; One-story bungalow (above-grade finished area reported)
• Construction: Lap siding exterior; Composition roof; Constructed over 100 years ago
• Exterior features: Lot approximately 6,000 square feet

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Bungalow floor plan; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 11.5% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $19k; list at $75k implies a 303% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $75,000

Questions for the listing agent

1. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.38% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.45%
• DSCR: 1.82
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $74,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 N Judson St	0.00mi	2/1.0 (-1)	1,066 (0%)	1mo	$75,000	$70	94
215 S Crawford St	0.30mi	2/1.0 (-1)	1,064 (-0%)	13mo	$50,000	$47	70
109 S Holbrook St	0.28mi	2/1.0 (-1)	1,144 (+7%)	6mo	$39,000	$34	65
517 Burke St	0.64mi	3/1.0	1,074 (+1%)	7mo	$90,000	$84	63
416 Burke St	0.60mi	3/1.0	1,140 (+7%)	5mo	$79,000	$69	56
224 S Lowman St	0.41mi	3/2.0	1,190 (+12%)	2mo	$95,000	$80	56
16 N Judson St	0.08mi	4/2.0 (+1)	1,192 (+12%)	17mo	$57,500	$48	54
709 E 1st St	0.57mi	2/1.0 (-1)	944 (-11%)	5mo	$23,900	$25	45
119 S Barbee N/A	0.70mi	2/1.0 (-1)	1,036 (-3%)	19mo	$35,000	$34	42
524 S Hill St	0.73mi	2/1.0 (-1)	1,175 (+10%)	10mo	$95,000	$81	35
713 Osbun St	0.73mi	2/2.0 (-1)	956 (-10%)	12mo	$115,000	$120	29
736 S Crawford St	0.74mi	2/1.0 (-1)	912 (-14%)	13mo	$72,500	$79	26

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: 10.1%
• Equity multiple: 1.40×
• Total profit: $8,412
• Equity at exit: $11,183

10-year hold

• IRR: 19.2%
• Equity multiple: 2.61×
• Total profit: $33,805
• 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 66701

• Home prices YoY: -10.4%
• Active inventory: 71
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$68 /mo · $813/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $323

Break-even live

Break-even rent $623

Max offer price $75,000

Occupancy floor 64%

Sensitivity live

Price	-10% $365	-5% $344	+0% $323	+5% $302	+10% $280
Rent	-10% $241	-5% $282	+0% $323	+5% $364	+10% $404
Rate	-1.0pp $361	-0.5pp $342	base $323	+0.5pp $303	+1.0pp $284

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 14 events

1. 2026-05-02
   status Pending
2. 2026-04-29
   listed $75,000 Active
3. 2022-12-22
   soldstatus Closed 228-char remark

   Show marketing remark (228 chars)

   Most replaced vinyl windows, large front and rear deck. Privacy fenced back yard. Spacious combo living/dining room. Utility basement with outside entry. Good starter home or rental investment. Easy access to downtown amenities.

4. 2022-12-22
   soldstatus

   Show marketing remark (228 chars)

   Most replaced vinyl windows, large front and rear deck. Privacy fenced back yard. Spacious combo living/dining room. Utility basement with outside entry. Good starter home or rental investment. Easy access to downtown amenities.

5. 2022-11-11
   status Pending 228-char remark

   Show marketing remark (228 chars)

   Most replaced vinyl windows, large front and rear deck. Privacy fenced back yard. Spacious combo living/dining room. Utility basement with outside entry. Good starter home or rental investment. Easy access to downtown amenities.

6. 2022-11-08
   listed $47,000 Active 228-char remark

   Show marketing remark (228 chars)

   Most replaced vinyl windows, large front and rear deck. Privacy fenced back yard. Spacious combo living/dining room. Utility basement with outside entry. Good starter home or rental investment. Easy access to downtown amenities.

7. 2020-10-29
   soldstatus Closed
8. 2020-10-29
   soldstatus
9. 2020-09-04
   status Pending
10. 2020-06-01
    listed $39,250 Active
11. 2012-12-03
    soldstatus
12. 2009-08-01
    soldstatus $18,602
13. 2007-03-20
    listed $26,000
14. 1996-09-01
    soldstatus $8,000

ⓘ 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: $813 · $68/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$245/yr (+$20/mo · 30.1%)

ⓘ 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 5/10 Major 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: $12,383
• − Mortgage interest: −$4,201
• − Property taxes: −$813
• − Insurance: −$375
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$2,182
• Taxable income: $2,831
• Est. tax owed @ 24.0%: −$679
• After-tax cash flow: $3,195/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

• Census place: Fort Scott, KS
• 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

+837.5% since first listed

14 events — show timeline

• 2026-05-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-29 Listed $75,000 Heartland MLS as Distributed by MLS Grid
• 2022-12-22 Sold (Public Records) — Public Records
• 2022-12-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-11-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-11-08 Listed $47,000 Heartland MLS as Distributed by MLS Grid
• 2020-10-29 Sold (Public Records) — Public Records
• 2020-10-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-09-04 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-06-01 Listed $39,250 Heartland MLS as Distributed by MLS Grid
• 2012-12-03 Sold (Public Records) — Public Records
• 2009-08-01 Sold (Public Records) $18,602 Public Records
• 2007-03-20 Listed $26,000 Heartland MLS as Distributed by MLS Grid
• 1996-09-01 Sold (Public Records) $8,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $813 · +2.8% YoY. Source: county tax records.