705 W Magnolia St · Cherokee, KS 66724

$80,000

2 bd · 1.0 ba · 1,516 sqft · SingleFamily public records · 366 Days on market

Built 1920 Est $152k · 47% under ↓ 43% since listing

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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
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• Appreciation +8.0/10.0
• 1% rule +7.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Welcome to your dream home in a peaceful town! This charming 3-bedroom, 2-bathroom residence boasts 1,509 sq ft of living space with all-new windows, filling every room with natural light. The open-concept living area seamlessly flows into the dining room and kitchen, perfect for family gatherings and entertaining. The kitchen features a pantry for ample storage, while the convenient laundry room adds practicality. Enjoy your morning coffee on the inviting front porch or work on projects in the large shop with a lean-to. The home showcases pretty custom woodwork details that add character and warmth throughout. Located close to schools and with easy access to highways 400 and 7, this home offers both tranquility and convenience. Don't miss the chance to make this your forever home!

Key facts

• 2 garage spots
• Built 1920
• Listed 365 days

Property features AI

Finance

• Financial info: Property tax listed (amount withheld from description)

Exterior

• Parking: 2-car detached garage
• Utilities: Electricity available; Public sewer
• Home design: Single-family residence; Freestanding property; Residential property
• Construction: Vinyl siding; Block foundation; Built with a shingle roof
• Exterior features: Level, cleared lot; Shingle roof

Interior

• Kitchen: No appliances listed
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central heating; Has cooling
• Interior features: Pantry; No fireplace
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#377 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: employment D, schools F, crime F.
• Cherokee (rural): math 23% / reading 32% proficiency, ranked #127 of 169 in KS (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 5 active listings in the ZIP; 65 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($553 loan paydown + $5k appreciation (6.0% local appreciation)).
• At projected returns (6.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, 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 366 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 366 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 1920 — 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: 1.29% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.97%
• DSCR: 1.49
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $151,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 W Magnolia St	0.19mi	3/1.5 (+1)	1,428 (-6%)	3mo	$142,500	$100	72
201 N Cypress St	0.41mi	3/2.0 (+1)	1,728 (+14%)	20mo	$24,000	$14	32

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

Projected returns pro-forma

5.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.60×
• Total profit: $35,924
• Equity at exit: $50,013

10-year hold

• IRR: 23.0%
• Equity multiple: 5.27×
• Total profit: $95,632
• Equity at exit: $90,457

Cash invested: $22,400 (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 66724

• Home prices YoY: 3.7%
• Active inventory: 5
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,033 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$158 /mo · $1,900/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $205

Break-even live

Break-even rent $774

Max offer price $80,000

Occupancy floor 75%

Sensitivity live

Price	-10% $250	-5% $227	+0% $205	+5% $182	+10% $159
Rent	-10% $123	-5% $164	+0% $205	+5% $245	+10% $286
Rate	-1.0pp $245	-0.5pp $225	base $205	+0.5pp $184	+1.0pp $163

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $80,000 Active 366 DOM
2. 2026-06-18
   days on market $80,000 Active 365 DOM
3. 2026-06-17
   days on market $80,000 Active 364 DOM
4. 2026-06-16
   days on market $80,000 Active 363 DOM
5. 2026-06-15
   days on market $80,000 Active 362 DOM
6. 2026-06-14
   days on market $80,000 Active 360 DOM
7. 2026-06-12
   days on market $80,000 Active 359 DOM
8. 2026-06-09
   days on market $80,000 Active 356 DOM
9. 2026-06-08
   days on market $80,000 Active 355 DOM
10. 2026-06-07
    days on market $80,000 Active 354 DOM
11. 2026-06-05
    days on market $80,000 Active 352 DOM
12. 2026-06-03
    days on market $80,000 Active 350 DOM
13. 2026-06-02
    days on market $80,000 Active 349 DOM
14. 2026-06-01
    days on market $80,000 Active 348 DOM
15. 2026-05-31
    days on market $80,000 Active 347 DOM
16. 2026-05-30
    days on market $80,000 Active 346 DOM
17. 2025-12-03
    status Active
18. 2025-12-01
    historical
19. 2025-06-09
    listed $80,000 Active
20. 2025-06-09
    listed $80,000 Active
21. 2024-09-12
    soldstatus Closed 792-char remark

    Show marketing remark (792 chars)

    Welcome to your dream home in a peaceful town! This charming 3-bedroom, 2-bathroom residence boasts 1,509 sq ft of living space with all-new windows, filling every room with natural light. The open-concept living area seamlessly flows into the dining room and kitchen, perfect for family gatherings and entertaining. The kitchen features a pantry for ample storage, while the convenient laundry room adds practicality. Enjoy your morning coffee on the inviting front porch or work on projects in the large shop with a lean-to. The home showcases pretty custom woodwork details that add character and warmth throughout. Located close to schools and with easy access to highways 400 and 7, this home offers both tranquility and convenience. Don't miss the chance to make this your forever home!

22. 2024-09-10
    soldstatus
23. 2024-07-29
    status Pending 792-char remark

    Show marketing remark (792 chars)

    Welcome to your dream home in a peaceful town! This charming 3-bedroom, 2-bathroom residence boasts 1,509 sq ft of living space with all-new windows, filling every room with natural light. The open-concept living area seamlessly flows into the dining room and kitchen, perfect for family gatherings and entertaining. The kitchen features a pantry for ample storage, while the convenient laundry room adds practicality. Enjoy your morning coffee on the inviting front porch or work on projects in the large shop with a lean-to. The home showcases pretty custom woodwork details that add character and warmth throughout. Located close to schools and with easy access to highways 400 and 7, this home offers both tranquility and convenience. Don't miss the chance to make this your forever home!

24. 2024-07-19
    price $129,900 792-char remark

    Show marketing remark (792 chars)

    Welcome to your dream home in a peaceful town! This charming 3-bedroom, 2-bathroom residence boasts 1,509 sq ft of living space with all-new windows, filling every room with natural light. The open-concept living area seamlessly flows into the dining room and kitchen, perfect for family gatherings and entertaining. The kitchen features a pantry for ample storage, while the convenient laundry room adds practicality. Enjoy your morning coffee on the inviting front porch or work on projects in the large shop with a lean-to. The home showcases pretty custom woodwork details that add character and warmth throughout. Located close to schools and with easy access to highways 400 and 7, this home offers both tranquility and convenience. Don't miss the chance to make this your forever home!

25. 2024-06-26
    listed $139,995 Active 792-char remark

    Show marketing remark (792 chars)

    Welcome to your dream home in a peaceful town! This charming 3-bedroom, 2-bathroom residence boasts 1,509 sq ft of living space with all-new windows, filling every room with natural light. The open-concept living area seamlessly flows into the dining room and kitchen, perfect for family gatherings and entertaining. The kitchen features a pantry for ample storage, while the convenient laundry room adds practicality. Enjoy your morning coffee on the inviting front porch or work on projects in the large shop with a lean-to. The home showcases pretty custom woodwork details that add character and warmth throughout. Located close to schools and with easy access to highways 400 and 7, this home offers both tranquility and convenience. Don't miss the chance to make this your forever home!

ⓘ 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: $1,900 · $158/mo
• Projected year-2 tax: $1,900 · $158/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,393
• − Mortgage interest: −$4,481
• − Property taxes: −$1,900
• − Insurance: −$400
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$2,327
• Taxable income: $1,302
• Est. tax owed @ 24.0%: −$312
• After-tax cash flow: $2,144/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: Cherokee
• NCES district ID: 2004710
• Math proficiency: 23% ▼ -3.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $39,749
• Composite: 23.12/100
• National rank: #7956
• State rank: #127 of 169 in KS

Livability — Cherokee

• Score: 62/100
• State rank: #377
• US rank: #16906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cherokee, KS
• Population (ZIP): 986

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,393 people
• By 2030: 39,540 · +0.4%
• By 2040: 39,452 · +0.1%
• By 2050: 39,188 · -0.5%
• By 2075: 39,038 · -0.9%
• By 2100: 38,219 · -3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 6%
• Common ancestry: Lithuanian 7% Slovak 4% Hungarian 1%

Political lean MEDSL · Crawford

• 2024 margin: Strong R (+25.3) · D 36.5% · R 61.7% · Other 1.8%
• 2008→2024 swing: -26.7pp toward R · 2008: 1.4pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+23.1 2016: R+23.1 2012: R+6.5 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.95%
• Current HPI: 167.0376
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-42.9% since first listed

9 events — show timeline

• 2025-12-03 Relisted — OGAR
• 2025-12-01 Delisted — OGAR
• 2025-06-09 Listed $80,000 SOMO
• 2025-06-09 Listed $80,000 OGAR
• 2024-09-12 Sold (MLS) — OGAR
• 2024-09-10 Sold (Public Records) — Public Records
• 2024-07-29 Pending — OGAR
• 2024-07-19 Price Changed $129,900 OGAR
• 2024-06-26 Listed $139,995 OGAR

Property tax history

+16.8%/yr

Latest (2025): $1,900 · +317.8% YoY. Source: county tax records.