512 E 8th St · Coffeyville, KS 67337

$75,000

2 bd · 1.0 ba · 1,495 sqft · SingleFamily public records · 47 Days on market

Built 1910 7,000 sqft lot Est $64k · 17% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Key facts

• All-new windows
• New roof
• 7,000 sq ft lot

Tags

• ALL-NEW WINDOWS
• NEW ROOF
• MODERN INTERIOR PAINT
• STRONG RENTAL HISTORY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 4.4% in Coffeyville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#459 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Coffeyville (town): math 12% / reading 23% proficiency, ranked #164 of 169 in KS (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 42 active listings in the ZIP; 10 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Montgomery County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y ago; this cycle's ask has dropped $51k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1910 — 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.47% ✓
• Cap rate: 13.02%
• Cash-on-cash: 24.02%
• DSCR: 2.07
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $64,285
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 E 8th St	0.00mi	2/1.0	1,495 (0%)	1mo	$65,000	$43	100

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

Projected returns pro-forma

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

5-year hold

• IRR: 17.2%
• Equity multiple: 1.69×
• Total profit: $14,591
• Equity at exit: $11,183

10-year hold

• IRR: 25.7%
• Equity multiple: 3.24×
• Total profit: $47,078
• Equity at exit: $6,485

Cash invested: $21,000 (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 67337

• Home prices YoY: -23.3%
• Active inventory: 42
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,105 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$28 /mo · $336/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $420

Break-even live

Break-even rent $573

Max offer price $75,000

Occupancy floor 57%

Sensitivity live

Price	-10% $463	-5% $442	+0% $420	+5% $399	+10% $378
Rent	-10% $333	-5% $377	+0% $420	+5% $464	+10% $508
Rate	-1.0pp $458	-0.5pp $439	base $420	+0.5pp $401	+1.0pp $381

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-05-20
   status Active
2. 2026-05-20
   historical
3. 2026-04-28
   status Pending
4. 2026-04-28
   status Pending
5. 2026-03-26
   price $75,000
6. 2026-03-12
   listed $125,900 Active
7. 2026-03-05
   status Active
8. 2026-02-28
   historical
9. 2026-02-28
   historical
10. 2025-11-13
    price $65,000
11. 2025-10-22
    price $140,000
12. 2025-10-22
    listed $140,000 Active
13. 2025-10-03
    status Active
14. 2025-09-26
    historical
15. 2025-09-25
    price $157,000
16. 2025-08-29
    price $225,000
17. 2025-07-18
    price $140,000
18. 2025-05-15
    listed $225,000 Active
19. 2005-05-28
    historical
20. 2004-11-29
    listed $18,900
21. 2004-11-19
    historical
22. 2004-05-25
    listed $18,900
23. 2004-05-17
    historical
24. 2003-11-17
    listed $18,900
25. 2000-12-01
    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: $336 · $28/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$721/yr (+$60/mo · 214.3%)

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,259
• − Mortgage interest: −$4,201
• − Property taxes: −$336
• − Insurance: −$375
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$2,182
• Taxable income: $4,043
• Est. tax owed @ 24.0%: −$970
• After-tax cash flow: $4,073/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: Coffeyville
• NCES district ID: 2004980
• Math proficiency: 12% ▼ -4.00%
• Reading proficiency: 23% ▼ -1.00%
• Median HH income: $37,170
• Composite: 14.57/100
• National rank: #9414
• State rank: #164 of 169 in KS

Livability — Coffeyville

• Score: 59/100
• State rank: #459
• US rank: #19703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coffeyville, KS
• Population (ZIP): 10,944

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 29,729 people
• By 2030: 27,786 · -6.5%
• By 2040: 24,201 · -18.6%
• By 2050: 21,280 · -28.4%
• By 2075: 16,754 · -43.6%
• By 2100: 14,088 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 14% Hispanic / Latino 14% Black 9% Native American 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 2% Iranian 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 8%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+51.1) · D 23.6% · R 74.7% · Other 1.8%
• 2008→2024 swing: -15.3pp toward R · 2008: -35.8pp · 2024: -51.1pp
• All cycles: 2024: R+51.1 2020: R+50.2 2016: R+50.8 2012: R+41.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.41%
• Current HPI: 103.4247
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+296.8% since first listed

25 events — show timeline

• 2026-05-20 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-20 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-28 Pending — MLS Technology, Inc.
• 2026-04-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $75,000 MLS Technology, Inc.
• 2026-03-12 Listed $125,900 MLS Technology, Inc.
• 2026-03-05 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-02-28 Listing Removed — MLS Technology, Inc.
• 2026-02-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-11-13 Price Changed $65,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-22 Price Changed $140,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-22 Listed $140,000 MLS Technology, Inc.
• 2025-10-03 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-09-26 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-09-25 Price Changed $157,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-29 Price Changed $225,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-18 Price Changed $140,000 Heartland MLS as Distributed by MLS Grid
• 2025-05-15 Listed $225,000 Heartland MLS as Distributed by MLS Grid
• 2005-05-28 Listing Removed — MLS Technology, Inc.
• 2004-11-29 Listed $18,900 MLS Technology, Inc.
• 2004-11-19 Listing Removed — MLS Technology, Inc.
• 2004-05-25 Listed $18,900 MLS Technology, Inc.
• 2004-05-17 Listing Removed — MLS Technology, Inc.
• 2003-11-17 Listed $18,900 MLS Technology, Inc.
• 2000-12-01 Sold (Public Records) — Public Records

Property tax history

-3.1%/yr

Latest (2025): $336 · +2.2% YoY. Source: county tax records.