518 W 4th St · Eureka, KS 67045

$64,900

4 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 142 Days on market

Built 1978 7,405 sqft 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Downtown amenities
• Local schools
• Functional layout

Tags

• SINGLE-FAMILY HOME
• FUNCTIONAL LAYOUT
• QUIET RESIDENTIAL STREET
• LOCAL SCHOOLS
• PARKS
• DOWNTOWN AMENITIES

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One-story (ranch)
• Construction: Vinyl siding; Composition roof; Built approximately 41-50 years ago
• Exterior features: Not in a flood plain; Lot approximately 0.17 acres

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling with window units
• Interior features: Full basement; Ranch floor plan

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#192 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities F, commute F, employment F.
• Eureka (rural): math 28% / reading 39% proficiency, ranked #86 of 169 in KS (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eureka Jr/Sr High (math 22% / reading 37%, grade F, #60 of 327 statewide, top 24%, 252 students, 56% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 24 active listings in the ZIP; 3 units permitted in Greenwood County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (9.5% local appreciation)).
• Greenwood County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 142 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $22k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $65k implies a 319% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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 1978 — 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. 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: 1.80% ✓
• Cap rate: 15.09%
• Cash-on-cash: 31.42%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.5%
• Equity multiple: 4.49×
• Total profit: $63,480
• Equity at exit: $56,141

10-year hold

• IRR: 41.7%
• Equity multiple: 9.95×
• Total profit: $162,618
• Equity at exit: $118,678

Cash invested: $18,172 (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 67045

• Home prices YoY: 5.5%
• Active inventory: 24
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $476

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 54%

Sensitivity live

Price	-10% $521	-5% $498	+0% $476	+5% $453	+10% $431
Rent	-10% $383	-5% $430	+0% $476	+5% $522	+10% $568
Rate	-1.0pp $508	-0.5pp $492	base $476	+0.5pp $459	+1.0pp $442

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $64,900 Active 142 DOM
2. 2026-06-18
   days on market $64,900 Active 140 DOM
3. 2026-06-17
   days on market $64,900 Active 139 DOM
4. 2026-06-16
   days on market $64,900 Active 138 DOM
5. 2026-06-15
   days on market $64,900 Active 137 DOM
6. 2026-06-13
   days on market $64,900 Active 135 DOM
7. 2026-06-12
   days on market $64,900 Active 134 DOM
8. 2026-06-09
   days on market $64,900 Active 131 DOM
9. 2026-06-08
   days on market $64,900 Active 130 DOM
10. 2026-06-07
    days on market $64,900 Active 129 DOM
11. 2026-06-05
    days on market $64,900 Active 127 DOM
12. 2026-06-04
    days on market $64,900 Active 125 DOM
13. 2026-06-02
    days on market $64,900 Active 124 DOM
14. 2026-06-01
    days on market $64,900 Active 123 DOM
15. 2026-05-31
    days on market $64,900 Active 122 DOM
16. 2026-05-31
    days on market $64,900 Active 121 DOM
17. 2026-05-22
    price $64,900
18. 2026-05-13
    status Active
19. 2026-04-30
    historical
20. 2026-04-28
    status Active
21. 2026-04-24
    historical
22. 2026-04-16
    price $70,900
23. 2026-03-13
    price $74,900
24. 2026-02-10
    price $79,900
25. 2026-01-12
    listed $87,000 Active
26. 2025-01-31
    historical
27. 2024-12-06
    status Active
28. 2024-11-14
    historical Active Under Contract
29. 2024-10-24
    price $90,000
30. 2024-10-04
    listed $95,000 Active
31. 2021-01-15
    listed $78,000
32. 1993-10-01
    soldstatus $15,500

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,040
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$1,888
• Taxable income: $4,972
• Est. tax owed @ 24.0%: −$1,193
• After-tax cash flow: $4,516/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: Eureka
• NCES district ID: 2006120
• Math proficiency: 28% ▼ -1.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $37,104
• Composite: 27.83/100
• National rank: #6885
• State rank: #86 of 169 in KS

Livability — Eureka

• Score: 69/100
• State rank: #192
• US rank: #8682

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eureka, KS
• Population (ZIP): 3,119

Population outlook (Greenwood County) Hauer SSP2

• Today (2025): 5,505 people
• By 2030: 5,103 · -7.3%
• By 2040: 4,287 · -22.1%
• By 2050: 3,576 · -35.0%
• By 2075: 2,370 · -56.9%
• By 2100: 1,459 · -73.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 4% Native American 2%
• Common ancestry: Lithuanian 4% Slovak 2% Iranian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Greenwood

• 2024 margin: Solid R (+61.0) · D 18.8% · R 79.7% · Other 1.5%
• 2008→2024 swing: -17.2pp toward R · 2008: -43.8pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+60.8 2016: R+59.1 2012: R+49.3 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.51%
• Current HPI: 184.0175
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+318.7% since first listed

16 events — show timeline

• 2026-05-22 Price Changed $64,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-13 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-28 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-24 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $70,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $74,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-10 Price Changed $79,900 Heartland MLS as Distributed by MLS Grid
• 2026-01-12 Listed $87,000 Heartland MLS as Distributed by MLS Grid
• 2025-01-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-12-06 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-11-14 Contingent — Heartland MLS as Distributed by MLS Grid
• 2024-10-24 Price Changed $90,000 Heartland MLS as Distributed by MLS Grid
• 2024-10-04 Listed $95,000 Heartland MLS as Distributed by MLS Grid
• 2021-01-15 Listed $78,000 SCKMLS as Distributed by MLS Grid
• 1993-10-01 Sold (Public Records) $15,500 Public Records