128 Main · Augusta, KS 67060

$93,000

3 bd · 1.0 ba · 1,358 sqft · SingleFamily public records · 9 Days on market

Built 1880 9,147 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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• 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

• 9,147 sq ft lot
• Built 1880
• Listed 9 days

Property features AI

Exterior

• Utilities: Natural gas available; Public water; Sewer available
• Home design: Single-family onsite built
• Construction: Composition roof
• Exterior features: One-level home; Crawl space foundation

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Main-floor laundry; No basement
• Laundry & utility: Laundry located on main floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).

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: 104 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $643 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1880 — 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 $93,000

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.32% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.36%
• DSCR: 1.46
• GRM: 6.3

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-665
• Equity at exit: $13,867

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $18,202
• Equity at exit: $8,041

Cash invested: $26,040 (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 67060

• Home prices YoY: -23.0%
• Active inventory: 104
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,232 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$222 /mo · $2,661/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $225

Break-even live

Break-even rent $947

Max offer price $93,000

Occupancy floor 77%

Sensitivity live

Price	-10% $278	-5% $251	+0% $225	+5% $199	+10% $172
Rent	-10% $128	-5% $176	+0% $225	+5% $274	+10% $322
Rate	-1.0pp $272	-0.5pp $249	base $225	+0.5pp $201	+1.0pp $176

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: $23,250
• Closing costs: $2,790
• 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	15d	1	0.34mi
935 Wirth St Augusta, KS	3.0	2.0	1400	$1,450	$1.04	15d	1	0.37mi
1229 Johnson St Augusta, KS	3.0	1.0	1095	$1,000	$0.91	15d	1	0.66mi

Listing history 6 events

1. 2026-06-21
   days on market $93,000 Active 9 DOM
2. 2026-06-18
   days on market $93,000 Active 6 DOM
3. 2026-06-17
   days on market $93,000 Active 5 DOM
4. 2026-06-16
   days on market $93,000 Active 4 DOM
5. 2026-06-15
   days on market $93,000 Active 3 DOM
6. 2026-06-13
   listed $93,000 Active 1 DOM

ⓘ 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: $2,661 · $222/mo
• Projected year-2 tax: $2,661 · $222/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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,781
• − Mortgage interest: −$5,209
• − Property taxes: −$2,661
• − Insurance: −$465
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$2,705
• Taxable income: $1,375
• Est. tax owed @ 24.0%: −$330
• After-tax cash flow: $2,368/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): 14,004

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 6% Pacific Islander 2% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 2%

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: ▼ -72.95%
• Current HPI: 244.4809
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

5 events — show timeline

• 2026-06-12 Listed $93,000 SCKMLS as Distributed by MLS Grid
• 2025-06-02 Sold (Public Records) — Public Records
• 2013-02-26 Sold (Public Records) — Public Records
• 2013-02-20 Sold (Public Records) — Public Records
• 2013-02-12 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,661 · -2.1% YoY. Source: county tax records.