334 W Cedar St · Fulton, KS 66738

$89,900

2 bd · 1.0 ba · 1,849 sqft · SingleFamily public records · 240 Days on market

Built 1940 0.32 ac 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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Excellent Home On Corner Lots In Fulton, Ks * 2 Bedroom * Ch/Ca * All Remodeled * Everything Clean And New * Detached 2 Car Garage/Shop * Heated 32x24 Vinyl Siding * Fenced Yard * Large Front Porch * 12x20 Storage Building * Satellite Dish * Insulated Windows * Barn * Attic Fan * New Cabinets * 'meech'

Key facts

• Gazebo
• Covered patio
• Updated kitchen

Tags

• COMPLETELY RENOVATED
• UPDATED BATHROOM
• UPDATED KITCHEN
• FENCED IN YARD
• COVERED PATIO
• GAZEBO

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Natural gas heating; Electric cooling
• Home design: Single-family residence; Residential property; 1.5-story floor plan; Living area reported as 1,849 (per assessor)
• Construction: Frame construction with lap siding; Composition roof; Built approximately 76–100 years ago
• Exterior features: Lot approximately 100 x 140 (14,000 sq ft); Not in a flood plain; Inside city limits

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (two on lower level, one on upper level)
• Bathrooms: 1 full bathroom
• Interior features: Crawl space basement; Dishwasher; Dryer; Refrigerator; Electric range; Washer
• Laundry & utility: Washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#347 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D+, crime 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: 3 active listings in the ZIP; 5 units permitted in Bourbon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, 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 240 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $90k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 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 1940 — 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. 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?
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: 1.16% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.07%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.7%
• Equity multiple: 2.12×
• Total profit: $28,264
• Equity at exit: $40,423

10-year hold

• IRR: 20.9%
• Equity multiple: 4.02×
• Total profit: $76,120
• Equity at exit: $62,297

Cash invested: $25,172 (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 66738

• Active inventory: 3
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$41 /mo · $491/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $274

Break-even live

Break-even rent $696

Max offer price $89,900

Occupancy floor 69%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $89,900 Active 240 DOM
2. 2026-06-17
   days on market $89,900 Active 239 DOM
3. 2026-06-16
   days on market $89,900 Active 238 DOM
4. 2026-06-15
   days on market $89,900 Active 237 DOM
5. 2026-06-13
   days on market $89,900 Active 235 DOM
6. 2026-06-12
   days on market $89,900 Active 234 DOM
7. 2026-06-09
   days on market $89,900 Active 231 DOM
8. 2026-06-08
   days on market $89,900 Active 230 DOM
9. 2026-06-07
   days on market $89,900 Active 229 DOM
10. 2026-06-07
    days on market $89,900 Active 228 DOM
11. 2026-06-04
    days on market $89,900 Active 225 DOM
12. 2026-06-02
    days on market $89,900 Active 224 DOM
13. 2026-06-01
    days on market $89,900 Active 223 DOM
14. 2026-05-31
    days on market $89,900 Active 222 DOM
15. 2026-05-31
    days on market $89,900 Active 221 DOM
16. 2026-04-10
    price $89,900
17. 2025-10-21
    listed $99,900 Active
18. 2000-03-16
    soldstatus 305-char remark

    Show marketing remark (305 chars)

    Excellent Home On Corner Lots In Fulton, Ks * 2 Bedroom * Ch/Ca * All Remodeled * Everything Clean And New * Detached 2 Car Garage/Shop * Heated 32x24 Vinyl Siding * Fenced Yard * Large Front Porch * 12x20 Storage Building * Satellite Dish * Insulated Windows * Barn * Attic Fan * New Cabinets * 'meech'

19. 2000-03-01
    soldstatus $55,000
20. 2000-01-16
    listed $49,900 305-char remark

    Show marketing remark (305 chars)

    Excellent Home On Corner Lots In Fulton, Ks * 2 Bedroom * Ch/Ca * All Remodeled * Everything Clean And New * Detached 2 Car Garage/Shop * Heated 32x24 Vinyl Siding * Fenced Yard * Large Front Porch * 12x20 Storage Building * Satellite Dish * Insulated Windows * Barn * Attic Fan * New Cabinets * 'meech'

ⓘ 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: $491 · $41/mo
• Projected year-2 tax: $1,268 · $106/mo
• Expected delta: +$777/yr (+$65/mo · 158.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,516
• − Mortgage interest: −$5,036
• − Property taxes: −$491
• − Insurance: −$450
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$2,615
• Taxable income: $1,922
• Est. tax owed @ 24.0%: −$461
• After-tax cash flow: $2,829/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 — Fulton

• Score: 63/100
• State rank: #347
• US rank: #15554

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fulton, KS
• Population (ZIP): 223

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 (84%)
• Race & ethnicity: White 84% Two or more races 16%
• Common ancestry: Serbian 9% Lithuanian 4%
• Languages at home: 99% English-only · Spanish 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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+80.2% since first listed

5 events — show timeline

• 2026-04-10 Price Changed $89,900 Heartland MLS as Distributed by MLS Grid
• 2025-10-21 Listed $99,900 Heartland MLS as Distributed by MLS Grid
• 2000-03-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-03-01 Sold (Public Records) $55,000 Public Records
• 2000-01-16 Listed $49,900 Heartland MLS as Distributed by MLS Grid

Property tax history

-7.0%/yr

Latest (2025): $491 · -8.7% YoY. Source: county tax records.