820 Robert St · Grandview Plaza, KS 66441

$154,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 184 Days on market

Built 1983 8,276 sqft lot

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Why this score? — see what drove the D 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 +13.6/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• DSCR +4.1/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a gem at 820 Robert Street in Junction City! This spacious manufactured home offers an affordable opportunity for buyers seeking room to grow and the chance to make a home their own. Located in Grand Plaza community, this property features a two-car attached garage—perfect for vehicles, storage, or a workshop. With generous living space and a functional layout, this home has all the essentials you may desire. A little TLC will go a long way, unlocking its full potential and transforming it into your dream home. Whether you’re a first-time buyer, investor, or someone looking for space at a great value, this property is full of promise and possibilities. Don’t miss the chance to turn this affordable find into something truly special!

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1983

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $8 ($93/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (9.0% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#66 in KS, #3,998 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Geary County Schools (town): math 32% / reading 39% proficiency, ranked #60 of 169 in KS (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Grandview Elem (math 44% / reading 34%, grade F, #321 of 684 statewide, top 52%, 91 students, 72% FRL); Junction City Middle School (math 18% / reading 22%, grade F, #146 of 219 statewide, top 67%, 938 students, 61% FRL); Junction City Sr High (math 17% / reading 30%, grade F, #161 of 327 statewide, top 50%, 1,657 students, 47% FRL) — zoned schools average 60% FRL vs 40% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.0%/yr); 262 active listings in the ZIP; 93 units permitted in Geary County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Geary County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Recommended offer $135,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.05% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.54×
• Total profit: $-19,986
• Equity at exit: $22,962

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $2,772
• Equity at exit: $13,315

Cash invested: $43,120 (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 66441

• Rents YoY: 6.0%
• Active inventory: 262
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,402 medium
• Mortgage (P&I): −$808
• Tax from tax record: −$228 /mo · $2,734/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $8

Break-even live

Break-even rent $1,392

Max offer price $154,000

Occupancy floor 94%

Sensitivity live

Price	-10% $95	-5% $51	+0% $8	+5% $-36	+10% $-79
Rent	-10% $-103	-5% $-48	+0% $8	+5% $63	+10% $118
Rate	-1.0pp $85	-0.5pp $47	base $8	+0.5pp $-32	+1.0pp $-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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $154,000 Active 184 DOM
2. 2026-06-19
   days on market $154,000 Active 182 DOM
3. 2026-06-18
   days on market $154,000 Active 181 DOM
4. 2026-06-17
   days on market $154,000 Active 180 DOM
5. 2026-06-16
   days on market $154,000 Active 179 DOM
6. 2026-06-15
   days on market $154,000 Active 178 DOM
7. 2026-06-14
   days on market $154,000 Active 176 DOM
8. 2026-06-13
   days on market $154,000 Active 175 DOM
9. 2026-06-10
   days on market $154,000 Active 173 DOM
10. 2026-06-09
    days on market $154,000 Active 172 DOM
11. 2026-06-08
    days on market $154,000 Active 171 DOM
12. 2026-06-07
    days on market $154,000 Active 170 DOM
13. 2026-06-02
    days on market $154,000 Active 165 DOM
14. 2026-06-01
    days on market $154,000 Active 164 DOM
15. 2026-05-31
    days on market $154,000 Active 163 DOM
16. 2026-05-30
    days on market $154,000 Active 162 DOM
17. 2026-01-05
    price $154,000 768-char remark

    Show marketing remark (768 chars)

    Discover a gem at 820 Robert Street in Junction City! This spacious manufactured home offers an affordable opportunity for buyers seeking room to grow and the chance to make a home their own. Located in Grand Plaza community, this property features a two-car attached garage—perfect for vehicles, storage, or a workshop. With generous living space and a functional layout, this home has all the essentials you may desire. A little TLC will go a long way, unlocking its full potential and transforming it into your dream home. Whether you’re a first-time buyer, investor, or someone looking for space at a great value, this property is full of promise and possibilities. Don’t miss the chance to turn this affordable find into something truly special!

18. 2025-12-18
    listed $159,000 Active 768-char remark

    Show marketing remark (768 chars)

    Discover a gem at 820 Robert Street in Junction City! This spacious manufactured home offers an affordable opportunity for buyers seeking room to grow and the chance to make a home their own. Located in Grand Plaza community, this property features a two-car attached garage—perfect for vehicles, storage, or a workshop. With generous living space and a functional layout, this home has all the essentials you may desire. A little TLC will go a long way, unlocking its full potential and transforming it into your dream home. Whether you’re a first-time buyer, investor, or someone looking for space at a great value, this property is full of promise and possibilities. Don’t miss the chance to turn this affordable find into something truly special!

19. 2024-01-19
    soldstatus Closed 828-char remark

    Show marketing remark (828 chars)

    This home is well kept with tons of living space and storage. Enjoy the outdoors on the large covered decks on the front & back of the home, & the beautifully maintained yard. From the front deck, enter into the large open living room with vaulted ceilings. Off the living room is a spacious and updated kitchen with plenty of storage & dining space. Off the kitchen is a large area that could be used as a formal dining area, office, or 2nd living space, with sliding door access to the back deck. Down the hall is a large laundry area, full bathroom, 2 bedrooms, and spacious master suite. The master suite offers a full bathroom and large walk-in closet. This home also has a massive attached 2 car garage. Call Heather Goodson with ReeceNichols Cornerstone today to schedule your personal tour! 270.952.0759

20. 2023-11-28
    status Pending 828-char remark

    Show marketing remark (828 chars)

    This home is well kept with tons of living space and storage. Enjoy the outdoors on the large covered decks on the front & back of the home, & the beautifully maintained yard. From the front deck, enter into the large open living room with vaulted ceilings. Off the living room is a spacious and updated kitchen with plenty of storage & dining space. Off the kitchen is a large area that could be used as a formal dining area, office, or 2nd living space, with sliding door access to the back deck. Down the hall is a large laundry area, full bathroom, 2 bedrooms, and spacious master suite. The master suite offers a full bathroom and large walk-in closet. This home also has a massive attached 2 car garage. Call Heather Goodson with ReeceNichols Cornerstone today to schedule your personal tour! 270.952.0759

21. 2023-11-09
    price $140,000 828-char remark

    Show marketing remark (828 chars)

    This home is well kept with tons of living space and storage. Enjoy the outdoors on the large covered decks on the front & back of the home, & the beautifully maintained yard. From the front deck, enter into the large open living room with vaulted ceilings. Off the living room is a spacious and updated kitchen with plenty of storage & dining space. Off the kitchen is a large area that could be used as a formal dining area, office, or 2nd living space, with sliding door access to the back deck. Down the hall is a large laundry area, full bathroom, 2 bedrooms, and spacious master suite. The master suite offers a full bathroom and large walk-in closet. This home also has a massive attached 2 car garage. Call Heather Goodson with ReeceNichols Cornerstone today to schedule your personal tour! 270.952.0759

22. 2023-09-13
    status Active 828-char remark

    Show marketing remark (828 chars)

    This home is well kept with tons of living space and storage. Enjoy the outdoors on the large covered decks on the front & back of the home, & the beautifully maintained yard. From the front deck, enter into the large open living room with vaulted ceilings. Off the living room is a spacious and updated kitchen with plenty of storage & dining space. Off the kitchen is a large area that could be used as a formal dining area, office, or 2nd living space, with sliding door access to the back deck. Down the hall is a large laundry area, full bathroom, 2 bedrooms, and spacious master suite. The master suite offers a full bathroom and large walk-in closet. This home also has a massive attached 2 car garage. Call Heather Goodson with ReeceNichols Cornerstone today to schedule your personal tour! 270.952.0759

23. 2023-08-16
    status Pending 828-char remark

    Show marketing remark (828 chars)

    This home is well kept with tons of living space and storage. Enjoy the outdoors on the large covered decks on the front & back of the home, & the beautifully maintained yard. From the front deck, enter into the large open living room with vaulted ceilings. Off the living room is a spacious and updated kitchen with plenty of storage & dining space. Off the kitchen is a large area that could be used as a formal dining area, office, or 2nd living space, with sliding door access to the back deck. Down the hall is a large laundry area, full bathroom, 2 bedrooms, and spacious master suite. The master suite offers a full bathroom and large walk-in closet. This home also has a massive attached 2 car garage. Call Heather Goodson with ReeceNichols Cornerstone today to schedule your personal tour! 270.952.0759

24. 2023-08-15
    historical 828-char remark

    Show marketing remark (828 chars)

    This home is well kept with tons of living space and storage. Enjoy the outdoors on the large covered decks on the front & back of the home, & the beautifully maintained yard. From the front deck, enter into the large open living room with vaulted ceilings. Off the living room is a spacious and updated kitchen with plenty of storage & dining space. Off the kitchen is a large area that could be used as a formal dining area, office, or 2nd living space, with sliding door access to the back deck. Down the hall is a large laundry area, full bathroom, 2 bedrooms, and spacious master suite. The master suite offers a full bathroom and large walk-in closet. This home also has a massive attached 2 car garage. Call Heather Goodson with ReeceNichols Cornerstone today to schedule your personal tour! 270.952.0759

25. 2023-08-05
    status Pending 828-char remark

    Show marketing remark (828 chars)

    This home is well kept with tons of living space and storage. Enjoy the outdoors on the large covered decks on the front & back of the home, & the beautifully maintained yard. From the front deck, enter into the large open living room with vaulted ceilings. Off the living room is a spacious and updated kitchen with plenty of storage & dining space. Off the kitchen is a large area that could be used as a formal dining area, office, or 2nd living space, with sliding door access to the back deck. Down the hall is a large laundry area, full bathroom, 2 bedrooms, and spacious master suite. The master suite offers a full bathroom and large walk-in closet. This home also has a massive attached 2 car garage. Call Heather Goodson with ReeceNichols Cornerstone today to schedule your personal tour! 270.952.0759

26. 2023-07-20
    listed $149,900 Active 828-char remark

    Show marketing remark (828 chars)

    This home is well kept with tons of living space and storage. Enjoy the outdoors on the large covered decks on the front & back of the home, & the beautifully maintained yard. From the front deck, enter into the large open living room with vaulted ceilings. Off the living room is a spacious and updated kitchen with plenty of storage & dining space. Off the kitchen is a large area that could be used as a formal dining area, office, or 2nd living space, with sliding door access to the back deck. Down the hall is a large laundry area, full bathroom, 2 bedrooms, and spacious master suite. The master suite offers a full bathroom and large walk-in closet. This home also has a massive attached 2 car garage. Call Heather Goodson with ReeceNichols Cornerstone today to schedule your personal tour! 270.952.0759

ⓘ 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: $2,734 · $228/mo
• Projected year-2 tax: $2,734 · $228/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,821
• − Mortgage interest: −$8,626
• − Property taxes: −$2,734
• − Insurance: −$770
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$4,480
• Taxable loss: −$2,481
• Est. tax savings @ 24.0%: +$596
• After-tax cash flow: $688/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: Geary County Schools
• NCES district ID: 2007890
• Math proficiency: 32% ▲ 1.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $44,319
• Composite: 30.2/100
• National rank: #6306
• State rank: #60 of 169 in KS

Livability — Grandview Plaza

• Score: 75/100
• State rank: #66
• US rank: #3998

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grandview Plaza, KS
• County: Geary County · 25,828 people
• Metro: Manhattan, KS
• Population (ZIP): 25,828
• Household income: $59,522
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 950.0

Population outlook (Geary County) Hauer SSP2

• Today (2025): 37,364 people
• By 2030: 38,234 · +2.3%
• By 2040: 39,727 · +6.3%
• By 2050: 40,314 · +7.9%
• By 2075: 44,283 · +18.5%
• By 2100: 46,935 · +25.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 53% Black 19% Two or more races 15% Hispanic / Latino 15% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 4%
• Common ancestry: Lithuanian 3% Italian 2% Portuguese 2%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 85% English-only · Spanish 9% German/W. Germanic 1% Korean 1%

Political lean MEDSL · Geary

• 2024 margin: R (+17.6) · D 40.1% · R 57.7% · Other 2.2%
• 2008→2024 swing: -5.2pp toward R · 2008: -12.4pp · 2024: -17.6pp
• All cycles: 2024: R+17.6 2020: R+14.7 2016: R+21.7 2012: R+14.4 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -152.25%
• Current HPI: 137.9936
• Rent YoY: ▲ 6.05%
• Metro: Manhattan, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+2.7% since first listed

10 events — show timeline

• 2026-01-05 Price Changed $154,000 FHAOR as distributed by MLS GRID
• 2025-12-18 Listed $159,000 FHAOR as distributed by MLS GRID
• 2024-01-19 Sold (MLS) — FHAOR as distributed by MLS GRID
• 2023-11-28 Pending — FHAOR as distributed by MLS GRID
• 2023-11-09 Price Changed $140,000 FHAOR as distributed by MLS GRID
• 2023-09-13 Relisted — FHAOR as distributed by MLS GRID
• 2023-08-16 Pending — FHAOR as distributed by MLS GRID
• 2023-08-15 Delisted — FHAOR as distributed by MLS GRID
• 2023-08-05 Pending — FHAOR as distributed by MLS GRID
• 2023-07-20 Listed $149,900 FHAOR as distributed by MLS GRID

Property tax history

+2.2%/yr

Latest (2025): $2,734 · +6.7% YoY. Source: county tax records.