1121 N School · Augusta, KS 67010

$85,000

2 bd · 1.0 ba · 771 sqft · SingleFamily public records · 36 Days on market

Built 1920 6,534 sqft lot

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• New carpet
• New water heater
• Fresh interior paint

Tags

• NEW ROOF
• NEW MINI-SPLIT SYSTEMS
• NEW WATER HEATER
• FRESH INTERIOR PAINT
• NEW CARPET
• LUXURY VINYL PLANK FLOORING

Property features AI

Exterior

• Utilities: Public utilities; Sewer available
• Home design: Single-family onsite built; Composition roof
• Construction: Composition roof
• Exterior features: One-level home

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling; Wall/window air conditioning units
• Interior features: Main-floor laundry; No basement
• Laundry & utility: Main-floor laundry

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 $240 ($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: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#413 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Augusta (town): math 28% / reading 36% proficiency, ranked #87 of 169 in KS (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Garfield Elem (math 47% / reading 57%, grade C-, #131 of 684 statewide, top 23%, 259 students, 44% FRL); Augusta Middle School (math 20% / reading 31%, grade F, #104 of 219 statewide, top 49%, 453 students, 44% FRL); Augusta Sr High (math 22% / reading 27%, grade F, #105 of 327 statewide, top 49%, 634 students, 38% FRL).
• Market conditions: 78 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 235 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.11%
• DSCR: 1.54
• GRM: 6.9

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: 1.7%
• Equity multiple: 1.06×
• Total profit: $1,528
• Equity at exit: $12,674

10-year hold

• IRR: 11.3%
• Equity multiple: 1.88×
• Total profit: $21,055
• Equity at exit: $7,349

Cash invested: $23,800 (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 67010

• Home prices YoY: -26.5%
• Active inventory: 78
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $240

Break-even live

Break-even rent $727

Max offer price $85,000

Occupancy floor 72%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1136 State St Augusta, KS	2.0	2.0	1033	$1,100	$1.06	13d	1	0.07mi
1229 Johnson St Augusta, KS	3.0	1.0	1095	$1,000	$0.91	13d	1	0.51mi
509 School St Unit 21 Augusta, KS	2.0	1.0	755	$750	$0.99	23d	1	0.58mi

Listing history 18 events

1. 2026-06-18
   days on market $85,000 Active 36 DOM
2. 2026-06-17
   days on market $85,000 Active 35 DOM
3. 2026-06-16
   days on market $85,000 Active 34 DOM
4. 2026-06-15
   days on market $85,000 Active 33 DOM
5. 2026-06-14
   days on market $85,000 Active 31 DOM
6. 2026-06-13
   days on market $85,000 Active 30 DOM
7. 2026-06-10
   days on market $85,000 Active 28 DOM
8. 2026-06-09
   days on market $85,000 Active 27 DOM
9. 2026-06-08
   days on market $85,000 Active 26 DOM
10. 2026-06-07
    days on market $85,000 Active 25 DOM
11. 2026-06-03
    days on market $85,000 Active 21 DOM
12. 2026-06-02
    pricedays on market $85,000 Active 20 DOM
13. 2026-06-01
    days on market $90,000 Active 19 DOM
14. 2026-05-31
    days on market $90,000 Active 18 DOM
15. 2026-05-31
    days on market $90,000 Active 17 DOM
16. 2026-05-13
    listed $90,000 Active
17. 2024-10-09
    soldstatus
18. 1999-07-02
    soldstatus

ⓘ 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: $1,115 · $93/mo
• Projected year-2 tax: $1,198 · $100/mo
• Expected delta: +$83/yr (+$7/mo · 7.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,368
• − Mortgage interest: −$4,761
• − Property taxes: −$1,115
• − Insurance: −$425
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$2,473
• Taxable income: $1,615
• Est. tax owed @ 24.0%: −$388
• After-tax cash flow: $2,494/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: Augusta
• NCES district ID: 2003630
• Math proficiency: 28% ▼ -4.00%
• Reading proficiency: 36% ▲ 1.00%
• Median HH income: $48,893
• Composite: 27.73/100
• National rank: #6902
• State rank: #87 of 169 in KS

Livability — Augusta

• Score: 61/100
• State rank: #413
• US rank: #18057

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Augusta, KS
• Population (ZIP): 13,576

Population outlook (Butler County) Hauer SSP2

• Today (2025): 69,002 people
• By 2030: 69,822 · +1.2%
• By 2040: 70,461 · +2.1%
• By 2050: 69,940 · +1.4%
• By 2075: 68,666 · -0.5%
• By 2100: 63,071 · -8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Cuban 1%
• Common ancestry: Italian 3% Lithuanian 3% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+41.2) · D 28.4% · R 69.6% · Other 2.0%
• 2008→2024 swing: -8.9pp toward R · 2008: -32.3pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+41.5 2016: R+45.4 2012: R+41.8 2008: R+32.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.55%
• Current HPI: 217.3588
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-13 Listed $90,000 SCKMLS as Distributed by MLS Grid
• 2024-10-09 Sold (Public Records) — Public Records
• 1999-07-02 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,115 · +17.9% YoY. Source: county tax records.