1404 Rucker Rd · Junction City, KS 66441

$180,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 23 Days on market

Built 1950 0.33 ac lot

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Why this score? — see what drove the D- 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 +10.0/30.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• 1% rule +2.8/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss out on this great opportunity! This four bedroom, two bathroom home sits on a large lot with beautiful mature trees and fenced backyard with blackberry bush! Home does have a new roof. It has a partial finished basement. The garage has been converted to an additional living space but there is a carport in the driveway. Just a short drive to Fort Riley and Manhattan! The entire house has storm windows and a 10 year warranty that will be transferred to the buyer. Selling AS IS! Inspections are for information purposes only. Sellers are offering a $4,500 allowance!!! Contact Tamren Sturges with The Dawn Schultz Team at 785-706-1005 or Tamren. [email protected] for more information!

Key facts

• Newer roof
• Blackberry bush
• New kitchen cabinets

Tags

• FENCED BACKYARD
• BLACKBERRY BUSH
• NEW KITCHEN CABINETS
• UPDATED VINYL PLANK FLOORING
• STORM WINDOWS
• NEWER ROOF

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Built area above grade: 1,152
• Exterior features: Covered patio; Patio area; Chain link fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Natural gas and electric heating
• Interior features: Ceiling fans throughout; Daylight, partially finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (22.2% below list).
• Recommended offer: $140k (22.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#266 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Geary County Schools (town): math 32% / reading 39% proficiency, ranked #60 of 169 in KS (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lincoln Elem (math 47% / reading 57%, grade C-, #131 of 684 statewide, top 23%, 285 students, 47% FRL); Junction City Middle School (math 18% / reading 22%, grade F, #146 of 219 statewide, top 67%, 938 students, 61% FRL); Junction City Sr High (math 17% / reading 30%, grade F, #161 of 327 statewide, top 50%, 1,657 students, 47% FRL).
• Market conditions: Rents rising fast (+6.0%/yr); 262 active listings in the ZIP; 93 units permitted in Geary County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Geary County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $85k; list at $180k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,015 (22.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.59%
• DSCR: 0.88
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.05% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.37×
• Total profit: $-31,652
• Equity at exit: $26,839

10-year hold

• IRR: -4.6%
• Equity multiple: 0.66×
• Total profit: $-17,109
• Equity at exit: $15,563

Cash invested: $50,400 (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 66441

• Rents YoY: 6.0%
• Active inventory: 262
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$196 /mo · $2,349/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-109

Break-even live

Break-even rent $1,538

Max offer price $160,819

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-58	+0% $-109	+5% $-160	+10% $-210
Rent	-10% $-219	-5% $-164	+0% $-109	+5% $-53	+10% $2
Rate	-1.0pp $-18	-0.5pp $-63	base $-109	+0.5pp $-155	+1.0pp $-203

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $180,000 Active 23 DOM
2. 2026-06-19
   days on market $180,000 Active 21 DOM
3. 2026-06-18
   days on market $180,000 Active 20 DOM
4. 2026-06-17
   days on market $180,000 Active 19 DOM
5. 2026-06-16
   days on market $180,000 Active 18 DOM
6. 2026-06-15
   days on market $180,000 Active 17 DOM
7. 2026-06-14
   days on market $180,000 Active 15 DOM
8. 2026-06-13
   days on market $180,000 Active 14 DOM
9. 2026-06-10
   days on market $180,000 Active 12 DOM
10. 2026-06-09
    days on market $180,000 Active 11 DOM
11. 2026-06-08
    days on market $180,000 Active 10 DOM
12. 2026-06-07
    days on market $180,000 Active 9 DOM
13. 2026-06-02
    days on market $180,000 Active 4 DOM
14. 2026-06-01
    days on market $180,000 Active 3 DOM
15. 2026-05-31
    days on market $180,000 Active 2 DOM
16. 2026-05-29
    listed $180,000 Active
17. 2024-03-30
    historical $1,300
18. 2024-03-26
    listed $1,300
19. 2023-07-01
    historical
20. 2023-02-15
    soldstatus Closed 718-char remark

    Show marketing remark (718 chars)

    Don’t miss out on this great opportunity! This four bedroom, two bathroom home sits on a large lot with beautiful mature trees and fenced backyard with blackberry bush! Home does have a new roof. It has a partial finished basement. The garage has been converted to an additional living space but there is a carport in the driveway. Just a short drive to Fort Riley and Manhattan! The entire house has storm windows and a 10 year warranty that will be transferred to the buyer. Selling AS IS! Inspections are for information purposes only. Sellers are offering a $4,500 allowance!!! Contact Tamren Sturges with The Dawn Schultz Team at 785-706-1005 or Tamren. [email protected] for more information!

21. 2023-02-07
    status Pending 718-char remark

    Show marketing remark (718 chars)

    Don’t miss out on this great opportunity! This four bedroom, two bathroom home sits on a large lot with beautiful mature trees and fenced backyard with blackberry bush! Home does have a new roof. It has a partial finished basement. The garage has been converted to an additional living space but there is a carport in the driveway. Just a short drive to Fort Riley and Manhattan! The entire house has storm windows and a 10 year warranty that will be transferred to the buyer. Selling AS IS! Inspections are for information purposes only. Sellers are offering a $4,500 allowance!!! Contact Tamren Sturges with The Dawn Schultz Team at 785-706-1005 or Tamren. [email protected] for more information!

22. 2022-12-12
    price $95,000 718-char remark

    Show marketing remark (718 chars)

    Don’t miss out on this great opportunity! This four bedroom, two bathroom home sits on a large lot with beautiful mature trees and fenced backyard with blackberry bush! Home does have a new roof. It has a partial finished basement. The garage has been converted to an additional living space but there is a carport in the driveway. Just a short drive to Fort Riley and Manhattan! The entire house has storm windows and a 10 year warranty that will be transferred to the buyer. Selling AS IS! Inspections are for information purposes only. Sellers are offering a $4,500 allowance!!! Contact Tamren Sturges with The Dawn Schultz Team at 785-706-1005 or Tamren. [email protected] for more information!

23. 2022-11-28
    price $97,500 718-char remark

    Show marketing remark (718 chars)

    Don’t miss out on this great opportunity! This four bedroom, two bathroom home sits on a large lot with beautiful mature trees and fenced backyard with blackberry bush! Home does have a new roof. It has a partial finished basement. The garage has been converted to an additional living space but there is a carport in the driveway. Just a short drive to Fort Riley and Manhattan! The entire house has storm windows and a 10 year warranty that will be transferred to the buyer. Selling AS IS! Inspections are for information purposes only. Sellers are offering a $4,500 allowance!!! Contact Tamren Sturges with The Dawn Schultz Team at 785-706-1005 or Tamren. [email protected] for more information!

24. 2022-11-07
    listed $105,000 Active 718-char remark

    Show marketing remark (718 chars)

    Don’t miss out on this great opportunity! This four bedroom, two bathroom home sits on a large lot with beautiful mature trees and fenced backyard with blackberry bush! Home does have a new roof. It has a partial finished basement. The garage has been converted to an additional living space but there is a carport in the driveway. Just a short drive to Fort Riley and Manhattan! The entire house has storm windows and a 10 year warranty that will be transferred to the buyer. Selling AS IS! Inspections are for information purposes only. Sellers are offering a $4,500 allowance!!! Contact Tamren Sturges with The Dawn Schultz Team at 785-706-1005 or Tamren. [email protected] for more information!

25. 2022-09-15
    price $110,000
26. 2022-08-15
    price $115,000
27. 2022-07-19
    price $120,000
28. 2006-09-01
    soldstatus $85,000
29. 2004-08-01
    soldstatus

ⓘ 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: $2,349 · $196/mo
• Projected year-2 tax: $2,538 · $212/mo
• Expected delta: +$189/yr (+$16/mo · 8.0%)

ⓘ 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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,802
• − Mortgage interest: −$10,083
• − Property taxes: −$2,349
• − Insurance: −$900
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$5,236
• Taxable loss: −$4,455
• Est. tax savings @ 24.0%: +$1,069
• After-tax cash flow: $-234/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: Geary County Schools
• NCES district ID: 2007890
• Math proficiency: 32% ▲ 1.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $44,319
• Composite: 30.2/100
• National rank: #6306
• State rank: #60 of 169 in KS

Livability — Junction City

• Score: 66/100
• State rank: #266
• US rank: #11965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Junction City, KS
• County: Geary County · 25,828 people
• City population: 25,828
• Metro: Manhattan, KS
• Population (ZIP): 25,828
• Household income: $59,522
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 950.0

Population outlook (Geary County) Hauer SSP2

• Today (2025): 37,364 people
• By 2030: 38,234 · +2.3%
• By 2040: 39,727 · +6.3%
• By 2050: 40,314 · +7.9%
• By 2075: 44,283 · +18.5%
• By 2100: 46,935 · +25.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 53% Black 19% Two or more races 15% Hispanic / Latino 15% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 4%
• Common ancestry: Lithuanian 3% Italian 2% Portuguese 2%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 85% English-only · Spanish 9% German/W. Germanic 1% Korean 1%

Political lean MEDSL · Geary

• 2024 margin: R (+17.6) · D 40.1% · R 57.7% · Other 2.2%
• 2008→2024 swing: -5.2pp toward R · 2008: -12.4pp · 2024: -17.6pp
• All cycles: 2024: R+17.6 2020: R+14.7 2016: R+21.7 2012: R+14.4 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -152.25%
• Current HPI: 137.9936
• Rent YoY: ▲ 6.05%
• Metro: Manhattan, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+111.8% since first listed

14 events — show timeline

• 2026-05-29 Listed $180,000 FHAOR as distributed by MLS GRID
• 2024-03-30 Rental Removed $1,300 APPFOLIO
• 2024-03-26 Listed for Rent $1,300 APPFOLIO
• 2023-07-01 Rental Removed — APPFOLIO
• 2023-02-15 Sold (MLS) — FHAOR as distributed by MLS GRID
• 2023-02-07 Pending — FHAOR as distributed by MLS GRID
• 2022-12-12 Price Changed $95,000 FHAOR as distributed by MLS GRID
• 2022-11-28 Price Changed $97,500 FHAOR as distributed by MLS GRID
• 2022-11-07 Listed $105,000 FHAOR as distributed by MLS GRID
• 2022-09-15 Price Changed $110,000 FHAOR as distributed by MLS GRID
• 2022-08-15 Price Changed $115,000 FHAOR as distributed by MLS GRID
• 2022-07-19 Price Changed $120,000 FHAOR as distributed by MLS GRID
• 2006-09-01 Sold (Public Records) $85,000 Public Records
• 2004-08-01 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,349 · +8.7% YoY. Source: county tax records.