202 N Delaware Ave · Columbus, KS 66725

$110,000

3 bd · 2.0 ba · 1,800 sqft · Manufactured public records · 23 Days on market

Built 2003 6,240 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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 1,800 sq ft triple-wide home offers the space, comfort, and functionality you've been looking for. Inside, the generous open layout includes 3 spacious bedrooms, 2 full bathrooms, and an impressive amount of built-in storage. The kitchen is designed for convenience with a large bar that adds valuable countertop space. The exterior is just as appealing, set on a corner lot with mature shade trees, a detached 1-car garage, and an additional storage shed. A permanent foundation provides long-term stability and peace of mind. Whether you need room to spread out or a property with practical features inside and out, this home delivers a great blend of comfort and value.

Key facts

• Large bar
• Open layout
• Mature shade trees

Tags

• OPEN LAYOUT
• BUILT-IN STORAGE
• LARGE BAR
• CORNER LOT
• MATURE SHADE TREES
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 5.4% in Columbus — 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 73/100 on livability (#96 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: amenities F, commute F, employment D-.
• Columbus (town): math 22% / reading 35% proficiency, ranked #120 of 169 in KS (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Park Elem (201 students, 63% FRL); Central Elem (math 21% / reading 38%, grade F, #72 of 219 statewide, top 38%, 188 students, 61% FRL); Columbus Junior High And High School (math 8% / reading 32%, grade F, #198 of 327 statewide, top 66%, 423 students, 49% FRL).
• Market conditions: 40 active listings in the ZIP; 17 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cherokee County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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

• 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 $108,350 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.88%
• DSCR: 1.44
• GRM: 7.5

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,682
• Equity at exit: $16,401

10-year hold

• IRR: 8.2%
• Equity multiple: 1.63×
• Total profit: $19,291
• Equity at exit: $9,511

Cash invested: $30,800 (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 66725

• Home prices YoY: -11.7%
• Active inventory: 40
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $254

Break-even live

Break-even rent $901

Max offer price $110,000

Occupancy floor 74%

Sensitivity live

Price	-10% $316	-5% $285	+0% $254	+5% $223	+10% $191
Rent	-10% $157	-5% $205	+0% $254	+5% $302	+10% $350
Rate	-1.0pp $309	-0.5pp $282	base $254	+0.5pp $225	+1.0pp $196

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-27
   status Pending 677-char remark

   Show marketing remark (677 chars)

   This 1,800 sq ft triple-wide home offers the space, comfort, and functionality you've been looking for. Inside, the generous open layout includes 3 spacious bedrooms, 2 full bathrooms, and an impressive amount of built-in storage. The kitchen is designed for convenience with a large bar that adds valuable countertop space. The exterior is just as appealing, set on a corner lot with mature shade trees, a detached 1-car garage, and an additional storage shed. A permanent foundation provides long-term stability and peace of mind. Whether you need room to spread out or a property with practical features inside and out, this home delivers a great blend of comfort and value.

2. 2026-04-27
   status Pending

   Show marketing remark (677 chars)

   This 1,800 sq ft triple-wide home offers the space, comfort, and functionality you've been looking for. Inside, the generous open layout includes 3 spacious bedrooms, 2 full bathrooms, and an impressive amount of built-in storage. The kitchen is designed for convenience with a large bar that adds valuable countertop space. The exterior is just as appealing, set on a corner lot with mature shade trees, a detached 1-car garage, and an additional storage shed. A permanent foundation provides long-term stability and peace of mind. Whether you need room to spread out or a property with practical features inside and out, this home delivers a great blend of comfort and value.

3. 2026-04-15
   status Active 677-char remark

   Show marketing remark (677 chars)

   This 1,800 sq ft triple-wide home offers the space, comfort, and functionality you've been looking for. Inside, the generous open layout includes 3 spacious bedrooms, 2 full bathrooms, and an impressive amount of built-in storage. The kitchen is designed for convenience with a large bar that adds valuable countertop space. The exterior is just as appealing, set on a corner lot with mature shade trees, a detached 1-car garage, and an additional storage shed. A permanent foundation provides long-term stability and peace of mind. Whether you need room to spread out or a property with practical features inside and out, this home delivers a great blend of comfort and value.

4. 2026-04-15
   status Active

   Show marketing remark (677 chars)

   This 1,800 sq ft triple-wide home offers the space, comfort, and functionality you've been looking for. Inside, the generous open layout includes 3 spacious bedrooms, 2 full bathrooms, and an impressive amount of built-in storage. The kitchen is designed for convenience with a large bar that adds valuable countertop space. The exterior is just as appealing, set on a corner lot with mature shade trees, a detached 1-car garage, and an additional storage shed. A permanent foundation provides long-term stability and peace of mind. Whether you need room to spread out or a property with practical features inside and out, this home delivers a great blend of comfort and value.

5. 2026-04-13
   status Pending

   Show marketing remark (677 chars)

   This 1,800 sq ft triple-wide home offers the space, comfort, and functionality you've been looking for. Inside, the generous open layout includes 3 spacious bedrooms, 2 full bathrooms, and an impressive amount of built-in storage. The kitchen is designed for convenience with a large bar that adds valuable countertop space. The exterior is just as appealing, set on a corner lot with mature shade trees, a detached 1-car garage, and an additional storage shed. A permanent foundation provides long-term stability and peace of mind. Whether you need room to spread out or a property with practical features inside and out, this home delivers a great blend of comfort and value.

6. 2026-04-13
   status Pending 677-char remark

   Show marketing remark (677 chars)

   This 1,800 sq ft triple-wide home offers the space, comfort, and functionality you've been looking for. Inside, the generous open layout includes 3 spacious bedrooms, 2 full bathrooms, and an impressive amount of built-in storage. The kitchen is designed for convenience with a large bar that adds valuable countertop space. The exterior is just as appealing, set on a corner lot with mature shade trees, a detached 1-car garage, and an additional storage shed. A permanent foundation provides long-term stability and peace of mind. Whether you need room to spread out or a property with practical features inside and out, this home delivers a great blend of comfort and value.

7. 2026-04-02
   listed $110,000 Active
8. 2026-04-01
   listed $110,000 Active 677-char remark

   Show marketing remark (677 chars)

   This 1,800 sq ft triple-wide home offers the space, comfort, and functionality you've been looking for. Inside, the generous open layout includes 3 spacious bedrooms, 2 full bathrooms, and an impressive amount of built-in storage. The kitchen is designed for convenience with a large bar that adds valuable countertop space. The exterior is just as appealing, set on a corner lot with mature shade trees, a detached 1-car garage, and an additional storage shed. A permanent foundation provides long-term stability and peace of mind. Whether you need room to spread out or a property with practical features inside and out, this home delivers a great blend of comfort and value.

ⓘ 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: $1,072 · $89/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$479/yr (+$40/mo · 44.7%)

ⓘ 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 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: $14,668
• − Mortgage interest: −$6,162
• − Property taxes: −$1,072
• − Insurance: −$550
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$3,200
• Taxable income: $1,338
• Est. tax owed @ 24.0%: −$321
• After-tax cash flow: $2,723/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: Columbus
• NCES district ID: 2005070
• Math proficiency: 22% ▼ -1.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $41,308
• Composite: 24.08/100
• National rank: #7756
• State rank: #120 of 169 in KS

Livability — Columbus

• Score: 73/100
• State rank: #96
• US rank: #5460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbus, KS
• Population (ZIP): 5,102

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 18,848 people
• By 2030: 17,862 · -5.2%
• By 2040: 15,850 · -15.9%
• By 2050: 13,915 · -26.2%
• By 2075: 10,102 · -46.4%
• By 2100: 6,977 · -63.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Black 2% Hispanic / Latino 2% Native American 1%
• Common ancestry: Italian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+52.9) · D 22.6% · R 75.5% · Other 1.9%
• 2008→2024 swing: -29.2pp toward R · 2008: -23.7pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+49.9 2016: R+48.4 2012: R+29.5 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.61%
• Current HPI: 216.89
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

8 events — show timeline

• 2026-04-27 Pending — OGAR
• 2026-04-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-15 Relisted — OGAR
• 2026-04-15 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-13 Pending — OGAR
• 2026-04-02 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-01 Listed $110,000 OGAR

Property tax history

+0.2%/yr

Latest (2025): $1,072 · -25.4% YoY. Source: county tax records.