606 Chestnut · Fowler, KS 67844

$84,900

2 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 88 Days on market

Built 1950 7,000 sqft 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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +4.1/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Local cafes
• Backyard
• Grocery store

Tags

• SHORT WALK FROM TOWN SQUARE
• LOCAL CAFES
• GROCERY STORE
• DETACHED GARAGE
• BACKYARD

Property features AI

Exterior

• Parking: Detached carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Composition roof; Concrete perimeter foundation; Built area above grade: 1,260
• Exterior features: Chain link fencing; 7000 sq ft lot

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Ceramic tile; Vinyl; Wood
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans; Electric cooling
• Interior features: Electric range; Refrigerator; Has basement (crawl space)
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#369 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: schools D-, crime F, amenities F.
• Fowler (rural): math 30% / reading 25% proficiency, ranked #194 of 280 in KS (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 5 units permitted in Meade County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $587 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Meade County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.8% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $85k implies a 431% 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: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.24% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.89%
• DSCR: 1.62
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.33×
• Total profit: $7,958
• Equity at exit: $17,121

10-year hold

• IRR: 15.3%
• Equity multiple: 2.40×
• Total profit: $33,258
• Equity at exit: $15,239

Cash invested: $23,772 (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 67844

• Home prices YoY: -1.1%
• Active inventory: 9
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$78 /mo · $936/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $275

Break-even live

Break-even rent $707

Max offer price $84,900

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $84,900 Active 88 DOM
2. 2026-06-17
   days on market $84,900 Active 87 DOM
3. 2026-06-16
   days on market $84,900 Active 86 DOM
4. 2026-06-15
   days on market $84,900 Active 85 DOM
5. 2026-06-13
   days on market $84,900 Active 83 DOM
6. 2026-06-12
   days on market $84,900 Active 82 DOM
7. 2026-06-09
   days on market $84,900 Active 79 DOM
8. 2026-06-08
   days on market $84,900 Active 78 DOM
9. 2026-06-07
   days on market $84,900 Active 77 DOM
10. 2026-06-05
    days on market $84,900 Active 75 DOM
11. 2026-06-04
    days on market $84,900 Active 73 DOM
12. 2026-06-02
    days on market $84,900 Active 72 DOM
13. 2026-06-01
    days on market $84,900 Active 71 DOM
14. 2026-05-31
    days on market $84,900 Active 70 DOM
15. 2026-05-31
    days on market $84,900 Active 69 DOM
16. 2026-03-23
    status Active
17. 2026-03-09
    price $84,900
18. 2025-09-04
    listed $89,900 Active
19. 1996-05-01
    soldstatus $16,000

ⓘ 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: $936 · $78/mo
• Projected year-2 tax: $1,197 · $100/mo
• Expected delta: +$262/yr (+$22/mo · 28.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 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: $12,663
• − Mortgage interest: −$4,756
• − Property taxes: −$936
• − Insurance: −$424
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$2,470
• Taxable income: $2,052
• Est. tax owed @ 24.0%: −$492
• After-tax cash flow: $2,809/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: Fowler
• NCES district ID: 2006210
• Math proficiency: 30% ▲ 5.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $44,882
• Composite: 26.59/100
• National rank: #12599
• State rank: #194 of 280 in KS

Livability — Fowler

• Score: 62/100
• State rank: #369
• US rank: #16562

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fowler, KS
• Population (ZIP): 726

Population outlook (Meade County) Hauer SSP2

• Today (2025): 3,775 people
• By 2030: 3,511 · -7.0%
• By 2040: 2,980 · -21.1%
• By 2050: 2,460 · -34.8%
• By 2075: 1,685 · -55.4%
• By 2100: 1,235 · -67.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 22% Two or more races 5% Native American 3%
• Hispanic origin (detail): Mexican 13% Cuban 7%
• Common ancestry: Slovak 2% Portuguese 1% Scottish 1%
• Foreign-born: 8% · Canada
• Languages at home: 84% English-only · Spanish 16%

Political lean MEDSL · Meade

• 2024 margin: Solid R (+69.6) · D 14.6% · R 84.2% · Other 1.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -61.3pp · 2024: -69.6pp
• All cycles: 2024: R+69.6 2020: R+69.0 2016: R+70.7 2012: R+69.2 2008: R+61.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.84%
• Current HPI: 169.9664
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+430.6% since first listed

4 events — show timeline

• 2026-03-23 Relisted — GardenMLS
• 2026-03-09 Price Changed $84,900 GardenMLS
• 2025-09-04 Listed $89,900 GardenMLS
• 1996-05-01 Sold (Public Records) $16,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $936 · +3.1% YoY. Source: county tax records.