518 N Cedar St · Marion, KS 66861

$89,000

1 bd · 1.0 ba · 684 sqft · SingleFamily public records · 125 Days on market

Built 1909 7,405 sqft lot

---

Why this score? — see what drove the C 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 +17.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +5.0/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Updated kitchen
• New roof
• Remodeled home

Tags

• REMODELED HOME
• REFINISHED HARDWOOD FLOORS
• LUXURY VINYL PLANK FLOORING
• UPDATED KITCHEN
• NEW ROOF
• NEW HVAC SYSTEM

Property features AI

Exterior

• Utilities: Sewer available; Natural gas available; Public water
• Home design: Single-family onsite built
• Construction: Composition roof
• Exterior features: One-level home; Composition roof; No foundation details listed

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Forced air heating; Central air conditioning; Electric cooling
• Interior features: Main floor laundry; No basement
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $68 ($815/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (0.2% below list).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#163 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Marion-Florence (rural): math 35% / reading 45% proficiency, ranked #37 of 169 in KS (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marion Elem (math 47% / reading 57%, grade C-, #131 of 684 statewide, top 23%, 244 students, 46% FRL); Marion Middle (math 32% / reading 37%, grade F, #49 of 219 statewide, top 24%, 127 students, 47% FRL); Marion High (math 15% / reading 24%, grade F, #198 of 327 statewide, top 66%, 142 students, 45% FRL).
• Market conditions: 23 active listings in the ZIP; 25 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($615 loan paydown + $9k appreciation (10.0% local appreciation)).
• Marion County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 1909 — 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: 1.00% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.27%
• DSCR: 1.15
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 3.12×
• Total profit: $52,822
• Equity at exit: $80,178

10-year hold

• IRR: 23.3%
• Equity multiple: 7.11×
• Total profit: $152,201
• Equity at exit: $172,907

Cash invested: $24,920 (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 66861

• Home prices YoY: 8.4%
• Active inventory: 23
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $889 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$130 /mo · $1,564/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $68

Break-even live

Break-even rent $803

Max offer price $89,000

Occupancy floor 87%

Sensitivity live

Price	-10% $118	-5% $93	+0% $68	+5% $43	+10% $18
Rent	-10% $-2	-5% $33	+0% $68	+5% $103	+10% $138
Rate	-1.0pp $113	-0.5pp $91	base $68	+0.5pp $45	+1.0pp $21

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $89,000 Active 125 DOM
2. 2026-06-21
   days on market $89,000 Active 124 DOM
3. 2026-06-18
   days on market $89,000 Active 122 DOM
4. 2026-06-17
   days on market $89,000 Active 121 DOM
5. 2026-06-16
   days on market $89,000 Active 120 DOM
6. 2026-06-15
   days on market $89,000 Active 119 DOM
7. 2026-06-13
   days on market $89,000 Active 117 DOM
8. 2026-06-12
   days on market $89,000 Active 116 DOM
9. 2026-06-09
   days on market $89,000 Active 113 DOM
10. 2026-06-08
    days on market $89,000 Active 112 DOM
11. 2026-06-07
    days on market $89,000 Active 111 DOM
12. 2026-06-05
    days on market $89,000 Active 109 DOM
13. 2026-06-04
    days on market $89,000 Active 107 DOM
14. 2026-06-02
    days on market $89,000 Active 106 DOM
15. 2026-06-01
    days on market $89,000 Active 105 DOM
16. 2026-05-31
    days on market $89,000 Active 104 DOM
17. 2026-05-31
    days on market $89,000 Active 103 DOM
18. 2026-02-16
    listed $89,000 Active
19. 2023-05-11
    status Pending
20. 2023-04-29
    price $64,900
21. 2023-03-28
    price $69,900
22. 2023-03-27
    status Active
23. 2023-03-12
    status Pending
24. 2023-03-03
    listed $72,500 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: $1,564 · $130/mo
• Projected year-2 tax: $1,564 · $130/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,664
• − Mortgage interest: −$4,985
• − Property taxes: −$1,564
• − Insurance: −$445
• − Repairs & maintenance: −$853
• − Management: −$853
• − Depreciation: −$2,589
• Taxable loss: −$626
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $965/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: Marion-Florence
• NCES district ID: 2009240
• Math proficiency: 35% ▼ -6.00%
• Reading proficiency: 45% ▲ 1.00%
• Median HH income: $41,826
• Composite: 33.67/100
• National rank: #5390
• State rank: #37 of 169 in KS

Livability — Marion

• Score: 70/100
• State rank: #163
• US rank: #7701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion, KS
• City population: 2,929
• Population (ZIP): 2,929

Population outlook (Marion County) Hauer SSP2

• Today (2025): 11,315 people
• By 2030: 10,852 · -4.1%
• By 2040: 9,989 · -11.7%
• By 2050: 9,375 · -17.1%
• By 2075: 8,969 · -20.7%
• By 2100: 9,019 · -20.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Lithuanian 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+49.1) · D 24.3% · R 73.5% · Other 2.2%
• 2008→2024 swing: -10.2pp toward R · 2008: -38.9pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+48.8 2016: R+50.3 2012: R+46.5 2008: R+38.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.73%
• Current HPI: 203.6912
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+22.8% since first listed

7 events — show timeline

• 2026-02-16 Listed $89,000 SCKMLS as Distributed by MLS Grid
• 2023-05-11 Pending — SCKMLS as Distributed by MLS Grid
• 2023-04-29 Price Changed $64,900 SCKMLS as Distributed by MLS Grid
• 2023-03-28 Price Changed $69,900 SCKMLS as Distributed by MLS Grid
• 2023-03-27 Relisted — SCKMLS as Distributed by MLS Grid
• 2023-03-12 Pending — SCKMLS as Distributed by MLS Grid
• 2023-03-03 Listed $72,500 SCKMLS as Distributed by MLS Grid

Property tax history

+20.5%/yr

Latest (2025): $1,564 · -3.3% YoY. Source: county tax records.