317 Chestnut St · Everest, KS 66424

$95,000

3 bd · 1.0 ba · 1,469 sqft · SingleFamily public records · 92 Days on market

Built 1900 0.40 ac lot $65/sqft · 62% above area

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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 +26.2/30.0
• DSCR +8.8/10.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

If small town living is your dream, look no further! This quaint home sits on a 0.4 acre corner lot with a beautiful yard and established willow tree. Some amenities include main floor primary bedroom, main floor laundry, main floor full bathroom, metal roof, front porch, back deck, storage shed, and a generator. Enjoy the outdoors with the large corner lot, plenty of room for gardening or other outdoor activities! Appliances will stay with the property. Located within a 30 minute drive of Atchison, Hiawatha, Horton, and Highland. Will not qualify for FHA/VA/USDA loan.

Key facts

• Metal roof
• Front porch
• Main floor laundry

Tags

• CORNER LOT
• MAIN FLOOR PRIMARY BEDROOM
• MAIN FLOOR LAUNDRY
• MAIN FLOOR FULL BATHROOM
• METAL ROOF
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#329 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• South Brown County (rural): math 28% / reading 26% proficiency, ranked #132 of 169 in KS (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP; 2 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($657 loan paydown + $7k appreciation (7.5% local appreciation)).
• Brown County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $30k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $95k implies a 443% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 F-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: 1.17% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.89%
• DSCR: 1.48
• GRM: 7.2

CMA / ARV

• ARV (median comp): $58,506
• List price: $95,000
• Delta: 62.38%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
540 S 3rd St	0.07mi	3/1.0	1,295 (-12%)	22mo	$29,900	$23	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 2.93×
• Total profit: $51,403
• Equity at exit: $68,865

10-year hold

• IRR: 24.8%
• Equity multiple: 6.18×
• Total profit: $137,711
• Equity at exit: $133,654

Cash invested: $26,600 (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 66424

• Home prices YoY: 2.8%
• Active inventory: 3
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$95 /mo · $1,144/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $241

Break-even live

Break-even rent $801

Max offer price $95,000

Occupancy floor 73%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-03
   price $95,000 576-char remark

   Show marketing remark (576 chars)

   If small town living is your dream, look no further! This quaint home sits on a 0.4 acre corner lot with a beautiful yard and established willow tree. Some amenities include main floor primary bedroom, main floor laundry, main floor full bathroom, metal roof, front porch, back deck, storage shed, and a generator. Enjoy the outdoors with the large corner lot, plenty of room for gardening or other outdoor activities! Appliances will stay with the property. Located within a 30 minute drive of Atchison, Hiawatha, Horton, and Highland. Will not qualify for FHA/VA/USDA loan.

2. 2026-04-13
   price $100,000 576-char remark

   Show marketing remark (576 chars)

   If small town living is your dream, look no further! This quaint home sits on a 0.4 acre corner lot with a beautiful yard and established willow tree. Some amenities include main floor primary bedroom, main floor laundry, main floor full bathroom, metal roof, front porch, back deck, storage shed, and a generator. Enjoy the outdoors with the large corner lot, plenty of room for gardening or other outdoor activities! Appliances will stay with the property. Located within a 30 minute drive of Atchison, Hiawatha, Horton, and Highland. Will not qualify for FHA/VA/USDA loan.

3. 2026-03-18
   price $110,000 576-char remark

   Show marketing remark (576 chars)

   If small town living is your dream, look no further! This quaint home sits on a 0.4 acre corner lot with a beautiful yard and established willow tree. Some amenities include main floor primary bedroom, main floor laundry, main floor full bathroom, metal roof, front porch, back deck, storage shed, and a generator. Enjoy the outdoors with the large corner lot, plenty of room for gardening or other outdoor activities! Appliances will stay with the property. Located within a 30 minute drive of Atchison, Hiawatha, Horton, and Highland. Will not qualify for FHA/VA/USDA loan.

4. 2026-02-23
   listed $125,000 Active 576-char remark

   Show marketing remark (576 chars)

   If small town living is your dream, look no further! This quaint home sits on a 0.4 acre corner lot with a beautiful yard and established willow tree. Some amenities include main floor primary bedroom, main floor laundry, main floor full bathroom, metal roof, front porch, back deck, storage shed, and a generator. Enjoy the outdoors with the large corner lot, plenty of room for gardening or other outdoor activities! Appliances will stay with the property. Located within a 30 minute drive of Atchison, Hiawatha, Horton, and Highland. Will not qualify for FHA/VA/USDA loan.

5. 2023-10-27
   soldstatus
6. 2023-10-26
   soldstatus Closed 434-char remark

   Show marketing remark (434 chars)

   Cozy & Cute - Spacious Rooms - Corner Lot - Large Yard Welcome home to this adorable 3 bedroom home that is located in the heart of Everest. Small town living at its finest! Many great updates like the metal roof, Generac generator system installed, updated wiring and more. Incredible yard on a large corner lot. Cute inside and out! Quick commutes to Horton, Atchison and Hiawatha. 317 Chestnut Street is calling you. .home!

7. 2023-09-29
   status Pending 434-char remark

   Show marketing remark (434 chars)

   Cozy & Cute - Spacious Rooms - Corner Lot - Large Yard Welcome home to this adorable 3 bedroom home that is located in the heart of Everest. Small town living at its finest! Many great updates like the metal roof, Generac generator system installed, updated wiring and more. Incredible yard on a large corner lot. Cute inside and out! Quick commutes to Horton, Atchison and Hiawatha. 317 Chestnut Street is calling you. .home!

8. 2023-08-16
   listed $89,500 Active 434-char remark

   Show marketing remark (434 chars)

   Cozy & Cute - Spacious Rooms - Corner Lot - Large Yard Welcome home to this adorable 3 bedroom home that is located in the heart of Everest. Small town living at its finest! Many great updates like the metal roof, Generac generator system installed, updated wiring and more. Incredible yard on a large corner lot. Cute inside and out! Quick commutes to Horton, Atchison and Hiawatha. 317 Chestnut Street is calling you. .home!

9. 1992-01-01
   soldstatus $17,500

ⓘ 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: $1,144 · $95/mo
• Projected year-2 tax: $1,340 · $112/mo
• Expected delta: +$196/yr (+$16/mo · 17.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,284
• − Mortgage interest: −$5,321
• − Property taxes: −$1,144
• − Insurance: −$475
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$2,764
• Taxable income: $1,455
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $2,548/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: South Brown County
• NCES district ID: 2007470
• Math proficiency: 28% ▲ 4.00%
• Reading proficiency: 26% ▲ 1.00%
• Median HH income: $38,473
• Composite: 22.63/100
• National rank: #8063
• State rank: #132 of 169 in KS

Livability — Everest

• Score: 63/100
• State rank: #329
• US rank: #15009

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Everest, KS
• Population (ZIP): 531

Population outlook (Brown County) Hauer SSP2

• Today (2025): 9,357 people
• By 2030: 9,119 · -2.5%
• By 2040: 8,629 · -7.8%
• By 2050: 8,188 · -12.5%
• By 2075: 7,138 · -23.7%
• By 2100: 5,586 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 1%
• Common ancestry: Portuguese 16% Lithuanian 3% Iranian 1%
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+47.9) · D 25.0% · R 73.0% · Other 2.0%
• 2008→2024 swing: -9.8pp toward R · 2008: -38.1pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+48.2 2016: R+50.8 2012: R+44.0 2008: R+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.48%
• Current HPI: 271.1887
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+442.9% since first listed

9 events — show timeline

• 2026-05-03 Price Changed $95,000 Sunflower MLS as distributed by MLS GRID
• 2026-04-13 Price Changed $100,000 Sunflower MLS as distributed by MLS GRID
• 2026-03-18 Price Changed $110,000 Sunflower MLS as distributed by MLS GRID
• 2026-02-23 Listed $125,000 Sunflower MLS as distributed by MLS GRID
• 2023-10-27 Sold (Public Records) — Public Records
• 2023-10-26 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2023-09-29 Pending — Sunflower MLS as distributed by MLS GRID
• 2023-08-16 Listed $89,500 Sunflower MLS as distributed by MLS GRID
• 1992-01-01 Sold (Public Records) $17,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,144 · +5.6% YoY. Source: county tax records.