1213 Marshall Dr · Junction City, KS 66441

$154,900

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 108 Days on market

Built 1958 6,234 sqft 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 +14.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Rent growth +4.0/5.0
• 1% rule +3.8/10.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW roof, new AC, new furnace, tree trimming, newer backyard shed - major items have been taken care of! Tucked into a quiet, private neighborhood, this charming 3 bed/1 bath home is full of potential and thoughtful updates. With a fantastic layout that makes the most of its 925 square feet, the space feels comfortable, functional, and ready for its next chapter. Enjoy the fenced backyard—perfect for pets, outdoor gatherings, or simply relaxing in your own private space. The yard offers plenty of room for gardening, play, or future landscaping projects. This home has been well cared for and loved by the current owners, and it shows. Whether you're looking for a great starter home or a solid investment property, this is a rare opportunity to own a home under $160,000.

Key facts

• New furnace
• Newer backyard shed
• Private neighborhood

Tags

• NEW ROOF
• NEW AC
• NEW FURNACE
• FENCED BACKYARD
• NEWER BACKYARD SHED
• PRIVATE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $23 ($279/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 $136k (12.1% below list).
• Recommended offer: $136k (12.1% 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: Westwood Elem (math 32% / reading 37%, grade F, #388 of 684 statewide, top 61%, 258 students, 75% 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) — zoned schools average 61% FRL vs 40% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 108 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $92k; list at $155k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,130 (12.1% below list)

Questions for the listing agent

1. It's been on market 108 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 1958 — 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. 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: 0.88% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 9.5

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: -12.0%
• Equity multiple: 0.55×
• Total profit: $-19,308
• Equity at exit: $23,096

10-year hold

• IRR: 1.1%
• Equity multiple: 1.09×
• Total profit: $3,937
• Equity at exit: $13,393

Cash invested: $43,372 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,361 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$175 /mo · $2,104/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $23

Break-even live

Break-even rent $1,332

Max offer price $154,900

Occupancy floor 93%

Sensitivity live

Price	-10% $111	-5% $67	+0% $23	+5% $-21	+10% $-64
Rent	-10% $-84	-5% $-31	+0% $23	+5% $77	+10% $131
Rate	-1.0pp $101	-0.5pp $63	base $23	+0.5pp $-17	+1.0pp $-58

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $154,900 Active 108 DOM
2. 2026-06-19
   days on market $154,900 Active 106 DOM
3. 2026-06-18
   days on market $154,900 Active 105 DOM
4. 2026-06-17
   days on market $154,900 Active 104 DOM
5. 2026-06-16
   days on market $154,900 Active 103 DOM
6. 2026-06-15
   days on market $154,900 Active 102 DOM
7. 2026-06-14
   days on market $154,900 Active 100 DOM
8. 2026-06-13
   days on market $154,900 Active 99 DOM
9. 2026-06-10
   days on market $154,900 Active 97 DOM
10. 2026-06-09
    days on market $154,900 Active 96 DOM
11. 2026-06-08
    days on market $154,900 Active 95 DOM
12. 2026-06-07
    days on market $154,900 Active 94 DOM
13. 2026-06-02
    days on market $154,900 Active 89 DOM
14. 2026-06-01
    days on market $154,900 Active 88 DOM
15. 2026-05-31
    days on market $154,900 Active 87 DOM
16. 2026-05-30
    days on market $154,900 Active 86 DOM
17. 2026-04-24
    price $154,900 784-char remark

    Show marketing remark (784 chars)

    NEW roof, new AC, new furnace, tree trimming, newer backyard shed - major items have been taken care of! Tucked into a quiet, private neighborhood, this charming 3 bed/1 bath home is full of potential and thoughtful updates. With a fantastic layout that makes the most of its 925 square feet, the space feels comfortable, functional, and ready for its next chapter. Enjoy the fenced backyard—perfect for pets, outdoor gatherings, or simply relaxing in your own private space. The yard offers plenty of room for gardening, play, or future landscaping projects. This home has been well cared for and loved by the current owners, and it shows. Whether you're looking for a great starter home or a solid investment property, this is a rare opportunity to own a home under $160,000.

18. 2026-03-05
    listed $159,900 Active 784-char remark

    Show marketing remark (784 chars)

    NEW roof, new AC, new furnace, tree trimming, newer backyard shed - major items have been taken care of! Tucked into a quiet, private neighborhood, this charming 3 bed/1 bath home is full of potential and thoughtful updates. With a fantastic layout that makes the most of its 925 square feet, the space feels comfortable, functional, and ready for its next chapter. Enjoy the fenced backyard—perfect for pets, outdoor gatherings, or simply relaxing in your own private space. The yard offers plenty of room for gardening, play, or future landscaping projects. This home has been well cared for and loved by the current owners, and it shows. Whether you're looking for a great starter home or a solid investment property, this is a rare opportunity to own a home under $160,000.

19. 2023-04-06
    soldstatus Closed 1030-char remark

    Show marketing remark (1030 chars)

    CLOSING COSTS PAID BY SELLER $2,000! Excellent opportunity to purchase a cozy sized 3 bedroom, 1 bathroom, home that is easy to maintain w/ large wooded backyard and lots wide open space to run and play. Front lawn is also enclosed, great safe area for kids and pets. Location situated on the edge of town nestled between two cul-de-sacs offering a low-traffic peaceful area to live & enjoy. Kitchen offers space for eat-in dining table & lots of cabinet storage w/ corner lazy Susan and tall pantry. All kitchen appliances are included, refrigerator is newer w/ bottom freezer door. Full size clothes washer & dryer also included. Full bathroom with two entry options, off the mud room or hallway for convenience. Floor plan offers a larger master bed & 2 additional bedrooms across the hall are great for guest/kids/office. Linen closet w/ shelving and coat closet in hallway. Maintenance free metal roof. NEW water heater & plumbing. HVAC in good operating condition. Very convenient to Ft. Riley!

20. 2023-02-07
    status Pending 1030-char remark

    Show marketing remark (1030 chars)

    CLOSING COSTS PAID BY SELLER $2,000! Excellent opportunity to purchase a cozy sized 3 bedroom, 1 bathroom, home that is easy to maintain w/ large wooded backyard and lots wide open space to run and play. Front lawn is also enclosed, great safe area for kids and pets. Location situated on the edge of town nestled between two cul-de-sacs offering a low-traffic peaceful area to live & enjoy. Kitchen offers space for eat-in dining table & lots of cabinet storage w/ corner lazy Susan and tall pantry. All kitchen appliances are included, refrigerator is newer w/ bottom freezer door. Full size clothes washer & dryer also included. Full bathroom with two entry options, off the mud room or hallway for convenience. Floor plan offers a larger master bed & 2 additional bedrooms across the hall are great for guest/kids/office. Linen closet w/ shelving and coat closet in hallway. Maintenance free metal roof. NEW water heater & plumbing. HVAC in good operating condition. Very convenient to Ft. Riley!

21. 2022-12-06
    price $120,000 1030-char remark

    Show marketing remark (1030 chars)

    CLOSING COSTS PAID BY SELLER $2,000! Excellent opportunity to purchase a cozy sized 3 bedroom, 1 bathroom, home that is easy to maintain w/ large wooded backyard and lots wide open space to run and play. Front lawn is also enclosed, great safe area for kids and pets. Location situated on the edge of town nestled between two cul-de-sacs offering a low-traffic peaceful area to live & enjoy. Kitchen offers space for eat-in dining table & lots of cabinet storage w/ corner lazy Susan and tall pantry. All kitchen appliances are included, refrigerator is newer w/ bottom freezer door. Full size clothes washer & dryer also included. Full bathroom with two entry options, off the mud room or hallway for convenience. Floor plan offers a larger master bed & 2 additional bedrooms across the hall are great for guest/kids/office. Linen closet w/ shelving and coat closet in hallway. Maintenance free metal roof. NEW water heater & plumbing. HVAC in good operating condition. Very convenient to Ft. Riley!

22. 2022-12-06
    historical 1030-char remark

    Show marketing remark (1030 chars)

    CLOSING COSTS PAID BY SELLER $2,000! Excellent opportunity to purchase a cozy sized 3 bedroom, 1 bathroom, home that is easy to maintain w/ large wooded backyard and lots wide open space to run and play. Front lawn is also enclosed, great safe area for kids and pets. Location situated on the edge of town nestled between two cul-de-sacs offering a low-traffic peaceful area to live & enjoy. Kitchen offers space for eat-in dining table & lots of cabinet storage w/ corner lazy Susan and tall pantry. All kitchen appliances are included, refrigerator is newer w/ bottom freezer door. Full size clothes washer & dryer also included. Full bathroom with two entry options, off the mud room or hallway for convenience. Floor plan offers a larger master bed & 2 additional bedrooms across the hall are great for guest/kids/office. Linen closet w/ shelving and coat closet in hallway. Maintenance free metal roof. NEW water heater & plumbing. HVAC in good operating condition. Very convenient to Ft. Riley!

23. 2022-10-20
    price $115,000 1030-char remark

    Show marketing remark (1030 chars)

    CLOSING COSTS PAID BY SELLER $2,000! Excellent opportunity to purchase a cozy sized 3 bedroom, 1 bathroom, home that is easy to maintain w/ large wooded backyard and lots wide open space to run and play. Front lawn is also enclosed, great safe area for kids and pets. Location situated on the edge of town nestled between two cul-de-sacs offering a low-traffic peaceful area to live & enjoy. Kitchen offers space for eat-in dining table & lots of cabinet storage w/ corner lazy Susan and tall pantry. All kitchen appliances are included, refrigerator is newer w/ bottom freezer door. Full size clothes washer & dryer also included. Full bathroom with two entry options, off the mud room or hallway for convenience. Floor plan offers a larger master bed & 2 additional bedrooms across the hall are great for guest/kids/office. Linen closet w/ shelving and coat closet in hallway. Maintenance free metal roof. NEW water heater & plumbing. HVAC in good operating condition. Very convenient to Ft. Riley!

24. 2022-08-23
    price $118,000 1030-char remark

    Show marketing remark (1030 chars)

    CLOSING COSTS PAID BY SELLER $2,000! Excellent opportunity to purchase a cozy sized 3 bedroom, 1 bathroom, home that is easy to maintain w/ large wooded backyard and lots wide open space to run and play. Front lawn is also enclosed, great safe area for kids and pets. Location situated on the edge of town nestled between two cul-de-sacs offering a low-traffic peaceful area to live & enjoy. Kitchen offers space for eat-in dining table & lots of cabinet storage w/ corner lazy Susan and tall pantry. All kitchen appliances are included, refrigerator is newer w/ bottom freezer door. Full size clothes washer & dryer also included. Full bathroom with two entry options, off the mud room or hallway for convenience. Floor plan offers a larger master bed & 2 additional bedrooms across the hall are great for guest/kids/office. Linen closet w/ shelving and coat closet in hallway. Maintenance free metal roof. NEW water heater & plumbing. HVAC in good operating condition. Very convenient to Ft. Riley!

25. 2022-08-12
    price $120,000 1030-char remark

    Show marketing remark (1030 chars)

    CLOSING COSTS PAID BY SELLER $2,000! Excellent opportunity to purchase a cozy sized 3 bedroom, 1 bathroom, home that is easy to maintain w/ large wooded backyard and lots wide open space to run and play. Front lawn is also enclosed, great safe area for kids and pets. Location situated on the edge of town nestled between two cul-de-sacs offering a low-traffic peaceful area to live & enjoy. Kitchen offers space for eat-in dining table & lots of cabinet storage w/ corner lazy Susan and tall pantry. All kitchen appliances are included, refrigerator is newer w/ bottom freezer door. Full size clothes washer & dryer also included. Full bathroom with two entry options, off the mud room or hallway for convenience. Floor plan offers a larger master bed & 2 additional bedrooms across the hall are great for guest/kids/office. Linen closet w/ shelving and coat closet in hallway. Maintenance free metal roof. NEW water heater & plumbing. HVAC in good operating condition. Very convenient to Ft. Riley!

26. 2022-07-29
    listed $124,900 Active 1030-char remark

    Show marketing remark (1030 chars)

    CLOSING COSTS PAID BY SELLER $2,000! Excellent opportunity to purchase a cozy sized 3 bedroom, 1 bathroom, home that is easy to maintain w/ large wooded backyard and lots wide open space to run and play. Front lawn is also enclosed, great safe area for kids and pets. Location situated on the edge of town nestled between two cul-de-sacs offering a low-traffic peaceful area to live & enjoy. Kitchen offers space for eat-in dining table & lots of cabinet storage w/ corner lazy Susan and tall pantry. All kitchen appliances are included, refrigerator is newer w/ bottom freezer door. Full size clothes washer & dryer also included. Full bathroom with two entry options, off the mud room or hallway for convenience. Floor plan offers a larger master bed & 2 additional bedrooms across the hall are great for guest/kids/office. Linen closet w/ shelving and coat closet in hallway. Maintenance free metal roof. NEW water heater & plumbing. HVAC in good operating condition. Very convenient to Ft. Riley!

27. 2013-04-15
    soldstatus
28. 2012-09-18
    listed $55,900
29. 2006-12-01
    soldstatus $92,000
30. 2006-05-01
    soldstatus $29,900
31. 2005-11-01
    soldstatus $34,992

ⓘ 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: $2,104 · $175/mo
• Projected year-2 tax: $2,184 · $182/mo
• Expected delta: +$80/yr (+$7/mo · 3.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 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: $16,336
• − Mortgage interest: −$8,677
• − Property taxes: −$2,104
• − Insurance: −$774
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$4,506
• Taxable loss: −$2,340
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $840/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

+342.7% since first listed

15 events — show timeline

• 2026-04-24 Price Changed $154,900 FHAOR as distributed by MLS GRID
• 2026-03-05 Listed $159,900 FHAOR as distributed by MLS GRID
• 2023-04-06 Sold (MLS) — FHAOR as distributed by MLS GRID
• 2023-02-07 Pending — FHAOR as distributed by MLS GRID
• 2022-12-06 Delisted — FHAOR as distributed by MLS GRID
• 2022-12-06 Price Changed $120,000 FHAOR as distributed by MLS GRID
• 2022-10-20 Price Changed $115,000 FHAOR as distributed by MLS GRID
• 2022-08-23 Price Changed $118,000 FHAOR as distributed by MLS GRID
• 2022-08-12 Price Changed $120,000 FHAOR as distributed by MLS GRID
• 2022-07-29 Listed $124,900 FHAOR as distributed by MLS GRID
• 2013-04-15 Sold (MLS) — FHAOR as distributed by MLS GRID
• 2012-09-18 Listed $55,900 FHAOR as distributed by MLS GRID
• 2006-12-01 Sold (Public Records) $92,000 Public Records
• 2006-05-01 Sold (Public Records) $29,900 Public Records
• 2005-11-01 Sold (Public Records) $34,992 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,104 · +8.8% YoY. Source: county tax records.