109 E 1st Ave · Turon, KS 67583

$69,900

1 bd · 1.0 ba · 583 sqft · SingleFamily public records · 57 Days on market

Built 1915 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Key facts

• 9,147 sq ft lot
• Garage
• Built 1915

Property features AI

Exterior

• Parking: Attached or detached 1-car garage
• Utilities: Sewer available; Natural gas available; Public utilities
• Home design: Single-family onsite-built property
• Construction: Composition roofing; Crawl space foundation
• Exterior features: One-and-a-half levels; Crawl space foundation; Composition roof

Interior

• Kitchen: No appliances specified
• Bathrooms: One full bathroom
• Heating & cooling: Wall/window air conditioning; Heating provided by fireplace and other sources
• Interior features: No built-in kitchen appliances listed; Main-floor laundry; No basement
• Laundry & utility: Laundry located on the main floor

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($762 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#415 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools F, crime F, amenities F.
• Fairfield (rural): math 15% / reading 25% proficiency, ranked #268 of 280 in KS (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 13 active listings in the ZIP; 40 units permitted in Reno County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($483 loan paydown + $2k appreciation (3.0% local appreciation)).
• Reno County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $5k; list at $70k implies a 1298% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1915 — 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: 1.09% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.25%
• DSCR: 1.50
• GRM: 7.6

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: 18.0%
• Equity multiple: 2.03×
• Total profit: $20,083
• Equity at exit: $31,430

10-year hold

• IRR: 19.4%
• Equity multiple: 3.81×
• Total profit: $55,082
• Equity at exit: $48,437

Cash invested: $19,572 (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 67583

• Active inventory: 13
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $762 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$23 /mo · $274/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$160
• Net cashflow: $184

Break-even live

Break-even rent $530

Max offer price $69,900

Occupancy floor 71%

Sensitivity live

Price	-10% $223	-5% $203	+0% $184	+5% $164	+10% $144
Rent	-10% $123	-5% $153	+0% $184	+5% $214	+10% $244
Rate	-1.0pp $219	-0.5pp $201	base $184	+0.5pp $165	+1.0pp $147

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $69,900 Active 57 DOM
2. 2026-06-18
   days on market $69,900 Active 56 DOM
3. 2026-06-17
   days on market $69,900 Active 55 DOM
4. 2026-06-16
   days on market $69,900 Active 54 DOM
5. 2026-06-15
   days on market $69,900 Active 53 DOM
6. 2026-06-14
   days on market $69,900 Active 51 DOM
7. 2026-06-12
   days on market $69,900 Active 50 DOM
8. 2026-06-09
   days on market $69,900 Active 47 DOM
9. 2026-06-08
   days on market $69,900 Active 46 DOM
10. 2026-06-07
    days on market $69,900 Active 45 DOM
11. 2026-06-02
    days on market $69,900 Active 40 DOM
12. 2026-06-01
    days on market $69,900 Active 39 DOM
13. 2026-05-31
    days on market $69,900 Active 38 DOM
14. 2026-05-30
    days on market $69,900 Active 37 DOM
15. 2026-04-23
    listed $69,900 Active
16. 2006-03-01
    soldstatus $5,000

ⓘ 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: $274 · $23/mo
• Projected year-2 tax: $986 · $82/mo
• Expected delta: +$712/yr (+$59/mo · 259.9%)

ⓘ 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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,145
• − Mortgage interest: −$3,915
• − Property taxes: −$274
• − Insurance: −$350
• − Repairs & maintenance: −$732
• − Management: −$732
• − Depreciation: −$2,033
• Taxable income: $1,110
• Est. tax owed @ 24.0%: −$266
• After-tax cash flow: $1,936/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: Fairfield
• NCES district ID: 2008310
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $38,082
• Composite: 20.0/100
• National rank: #13870
• State rank: #268 of 280 in KS

Livability — Turon

• Score: 61/100
• State rank: #415
• US rank: #18113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Turon, KS
• Population (ZIP): 799

Population outlook (Reno County) Hauer SSP2

• Today (2025): 63,149 people
• By 2030: 62,477 · -1.1%
• By 2040: 60,901 · -3.6%
• By 2050: 59,679 · -5.5%
• By 2075: 58,792 · -6.9%
• By 2100: 56,900 · -9.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 6% Two or more races 3% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 3% Italian 3% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Reno

• 2024 margin: Solid R (+34.5) · D 31.8% · R 66.2% · Other 2.0%
• 2008→2024 swing: -11.1pp toward R · 2008: -23.4pp · 2024: -34.5pp
• All cycles: 2024: R+34.5 2020: R+34.3 2016: R+36.0 2012: R+31.5 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1298.0% since first listed

2 events — show timeline

• 2026-04-23 Listed $69,900 SCKMLS as Distributed by MLS Grid
• 2006-03-01 Sold (Public Records) $5,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $274 · +8.0% YoY. Source: county tax records.