125 S Neosho St · Council Grove, KS 66846

$125,000

1 bd · 1.0 ba · 886 sqft · SingleFamily public records · 161 Days on market

Built 1920 0.26 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).

• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0

Listing remarks MLS

?Cute home or investment property! Located by the Council Grove High School, just south of historic downtown Council Grove and next to the Flint Hills Nature Trail. This home features all of the living space on the main floor, but has a full unfinished basement as well. New flooring throughout, new paint, and more. There is a detached garage with updated siding and garage door, a covered front porch and it sits on a level lot. Come take a look today!

Key facts

• New drywall
• Hvac
• New flooring

Tags

• NEW DRYWALL
• ELECTRICAL IMPROVEMENTS
• HVAC
• NEW WINDOWS
• VINYL SIDING
• NEW FLOORING

Property features AI

Finance

• Other: Air purifier included

Exterior

• Parking: Detached 1-car garage; Garage(s) on property
• Utilities: Public water; Public sewer; Natural gas available; Electricity available; Cable available
• Home design: Single family residence; Residential property
• Construction: Vinyl siding; Asphalt roof; Built with a partially finished basement
• Exterior features: Deck; Gravel road access

Interior

• Kitchen: Oven; Range
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Natural gas heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); Partially finished basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (31.9% below list).
• Recommended offer: $85k (31.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#22 in KS, #2,091 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, employment C-, commute F.
• Morris County (rural): math 39% / reading 41% proficiency, ranked #34 of 169 in KS (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Council Grove Elementary School (math 37% / reading 47%, grade F, #273 of 684 statewide, top 45%, 352 students, 56% FRL); Council Grove Junior Senior High School (math 37% / reading 32%, grade F, #32 of 327 statewide, top 13%, 350 students, 50% FRL) — zoned schools average 53% FRL vs 35% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 28 active listings in the ZIP; 1 units permitted in Morris County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($864 loan paydown + $6k appreciation (5.1% local appreciation)).
• Morris County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, 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 161 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $21k; list at $125k implies a 495% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,122 (31.9% 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. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.56%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.50×
• Total profit: $17,538
• Equity at exit: $71,797

10-year hold

• IRR: 9.6%
• Equity multiple: 2.81×
• Total profit: $63,187
• Equity at exit: $124,714

Cash invested: $35,000 (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 66846

• Home prices YoY: 2.7%
• Active inventory: 28
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $851 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $-191

Break-even live

Break-even rent $1,093

Max offer price $97,307

Occupancy floor —

Sensitivity live

Price	-10% $-105	-5% $-148	+0% $-191	+5% $-235	+10% $-278
Rent	-10% $-259	-5% $-225	+0% $-191	+5% $-158	+10% $-124
Rate	-1.0pp $-128	-0.5pp $-160	base $-191	+0.5pp $-224	+1.0pp $-257

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-15
   days on market $125,000 Active 161 DOM
2. 2026-06-14
   days on market $125,000 Active 159 DOM
3. 2026-06-12
   days on market $125,000 Active 158 DOM
4. 2026-06-09
   days on market $125,000 Active 155 DOM
5. 2026-06-08
   days on market $125,000 Active 154 DOM
6. 2026-06-07
   days on market $125,000 Active 153 DOM
7. 2026-06-05
   days on market $125,000 Active 151 DOM
8. 2026-06-03
   days on market $125,000 Active 149 DOM
9. 2026-06-02
   days on market $125,000 Active 148 DOM
10. 2026-06-01
    days on market $125,000 Active 147 DOM
11. 2026-05-31
    days on market $125,000 Active 146 DOM
12. 2026-05-30
    days on market $125,000 Active 145 DOM
13. 2026-01-05
    listed $125,000 Active
14. 2024-08-12
    soldstatus Closed 454-char remark

    Show marketing remark (454 chars)

    ?Cute home or investment property! Located by the Council Grove High School, just south of historic downtown Council Grove and next to the Flint Hills Nature Trail. This home features all of the living space on the main floor, but has a full unfinished basement as well. New flooring throughout, new paint, and more. There is a detached garage with updated siding and garage door, a covered front porch and it sits on a level lot. Come take a look today!

15. 2024-07-29
    status Pending 454-char remark

    Show marketing remark (454 chars)

    ?Cute home or investment property! Located by the Council Grove High School, just south of historic downtown Council Grove and next to the Flint Hills Nature Trail. This home features all of the living space on the main floor, but has a full unfinished basement as well. New flooring throughout, new paint, and more. There is a detached garage with updated siding and garage door, a covered front porch and it sits on a level lot. Come take a look today!

16. 2024-06-25
    listed $59,900 Active 454-char remark

    Show marketing remark (454 chars)

    ?Cute home or investment property! Located by the Council Grove High School, just south of historic downtown Council Grove and next to the Flint Hills Nature Trail. This home features all of the living space on the main floor, but has a full unfinished basement as well. New flooring throughout, new paint, and more. There is a detached garage with updated siding and garage door, a covered front porch and it sits on a level lot. Come take a look today!

17. 1997-10-01
    soldstatus $21,000
18. 1995-03-01
    soldstatus $42,000

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 44% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,215
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$817
• − Management: −$817
• − Depreciation: −$3,636
• Taxable loss: −$4,558
• Est. tax savings @ 24.0%: +$1,094
• After-tax cash flow: $-1,203/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: Morris County
• NCES district ID: 2005280
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $44,531
• Composite: 33.97/100
• National rank: #5325
• State rank: #34 of 169 in KS

Livability — Council Grove

• Score: 79/100
• State rank: #22
• US rank: #2091

Category grades

Amenities C- 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: Council Grove, KS
• Population (ZIP): 3,331

Population outlook (Morris County) Hauer SSP2

• Today (2025): 5,249 people
• By 2030: 5,035 · -4.1%
• By 2040: 4,640 · -11.6%
• By 2050: 4,331 · -17.5%
• By 2075: 3,990 · -24.0%
• By 2100: 3,696 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Morris

• 2024 margin: Solid R (+46.6) · D 25.8% · R 72.4% · Other 1.8%
• 2008→2024 swing: -12.5pp toward R · 2008: -34.1pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+47.9 2016: R+46.9 2012: R+41.4 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.13%
• Current HPI: 197.7492
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+197.6% since first listed

6 events — show timeline

• 2026-01-05 Listed $125,000 FHAOR as distributed by MLS GRID
• 2024-08-12 Sold (MLS) — FHAOR as distributed by MLS GRID
• 2024-07-29 Pending — FHAOR as distributed by MLS GRID
• 2024-06-25 Listed $59,900 FHAOR as distributed by MLS GRID
• 1997-10-01 Sold (Public Records) $21,000 Public Records
• 1995-03-01 Sold (Public Records) $42,000 Public Records