523 W Pine St · Junction City, KS 66441

$189,900

4 bd · 2.0 ba · 768 sqft · SingleFamily public records · 101 Days on market

Built 1945 7,405 sqft lot $247/sqft · 91% above area Est $199k · at est.

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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).

• ARV discount +9.6/15.0
• Cash flow +9.1/30.0
• Rent growth +4.0/5.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing another listing by Sally H. Tran with HOMEFRONT Real Estate Group. This adorable, 4BR (1 NC) 2BA & 1536 SQFT bungalow features a recent remodel in the past couple/few years to include: new roof, gutters, siding, sewer replacement, flooring/paint throughout & an updated kitchen. The main level boasts 2BR 1BA, living & kitchen. The lower fully finished level offers 2 additional BR (one conforming & one non conforming), a 3/4 bathroom, laundry & recreational area. Chain linked fence & partial chicken wired in the backyard. Low property taxes! For more information or to schedule a private showing, call or text Sally at 785.643.0926!

Key facts

• Recent remodel
• Updated kitchen
• New roof

Tags

• RECENT REMODEL
• NEW ROOF
• UPDATED KITCHEN
• CHAIN LINKED FENCE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (22.4% below list).
• Recommended offer: $147k (22.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#266 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, 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: Sheridan Elem (math 47% / reading 57%, grade C-, #131 of 684 statewide, top 23%, 305 students, 60% 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 56% FRL vs 40% district-wide (16 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 $6k 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 101 days — a 9% lower offer ($173k) 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.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,308 (22.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.78% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.28%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $199,199
• List price: $189,900
• Delta: -4.67%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.4%
• Equity multiple: 0.34×
• Total profit: $-35,338
• Equity at exit: $28,315

10-year hold

• IRR: -5.7%
• Equity multiple: 0.58×
• Total profit: $-22,241
• Equity at exit: $16,419

Cash invested: $53,172 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,473 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$234 /mo · $2,807/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-145

Break-even live

Break-even rent $1,657

Max offer price $164,260

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-91	+0% $-145	+5% $-199	+10% $-253
Rent	-10% $-262	-5% $-203	+0% $-145	+5% $-87	+10% $-29
Rate	-1.0pp $-50	-0.5pp $-97	base $-145	+0.5pp $-194	+1.0pp $-244

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $189,900 Active 101 DOM
2. 2026-06-19
   days on market $189,900 Active 99 DOM
3. 2026-06-18
   days on market $189,900 Active 98 DOM
4. 2026-06-17
   days on market $189,900 Active 97 DOM
5. 2026-06-16
   days on market $189,900 Active 96 DOM
6. 2026-06-15
   days on market $189,900 Active 95 DOM
7. 2026-06-14
   days on market $189,900 Active 93 DOM
8. 2026-06-13
   days on market $189,900 Active 92 DOM
9. 2026-06-10
   days on market $189,900 Active 90 DOM
10. 2026-06-09
    days on market $189,900 Active 89 DOM
11. 2026-06-08
    days on market $189,900 Active 88 DOM
12. 2026-06-07
    days on market $189,900 Active 87 DOM
13. 2026-06-02
    days on market $189,900 Active 82 DOM
14. 2026-06-01
    days on market $189,900 Active 81 DOM
15. 2026-05-31
    days on market $189,900 Active 80 DOM
16. 2026-05-30
    days on market $189,900 Active 79 DOM
17. 2026-03-30
    price $189,900 684-char remark

    Show marketing remark (684 chars)

    Introducing another listing by Sally H. Tran with HOMEFRONT Real Estate Group. This adorable, 4BR (1 NC) 2BA & 1536 SQFT bungalow features a recent remodel in the past couple/few years to include: new roof, gutters, siding, sewer replacement, flooring/paint throughout & an updated kitchen. The main level boasts 2BR 1BA, living & kitchen. The lower fully finished level offers 2 additional BR (one conforming & one non conforming), a 3/4 bathroom, laundry & recreational area. Chain linked fence & partial chicken wired in the backyard. Low property taxes! For more information or to schedule a private showing, call or text Sally at 785.643.0926!

18. 2026-03-12
    listed $194,900 Active 684-char remark

    Show marketing remark (684 chars)

    Introducing another listing by Sally H. Tran with HOMEFRONT Real Estate Group. This adorable, 4BR (1 NC) 2BA & 1536 SQFT bungalow features a recent remodel in the past couple/few years to include: new roof, gutters, siding, sewer replacement, flooring/paint throughout & an updated kitchen. The main level boasts 2BR 1BA, living & kitchen. The lower fully finished level offers 2 additional BR (one conforming & one non conforming), a 3/4 bathroom, laundry & recreational area. Chain linked fence & partial chicken wired in the backyard. Low property taxes! For more information or to schedule a private showing, call or text Sally at 785.643.0926!

19. 2024-05-09
    soldstatus Closed 470-char remark

    Show marketing remark (470 chars)

    This beautiful home is located in a quiet neighborhood and has been completely remodeled from top to bottom. Outside you will find a brand-new roof, gutters, and siding. Inside you are greeted with new floors through the home, an updated kitchen, and a fully transformed basement. This home comes with 3 conforming bedrooms and a spare room perfect for a home office, making it a great size for anyone. For a private showing, contact Zack Melius with Nexthome Unlimited.

20. 2024-04-04
    status Pending 470-char remark

    Show marketing remark (470 chars)

    This beautiful home is located in a quiet neighborhood and has been completely remodeled from top to bottom. Outside you will find a brand-new roof, gutters, and siding. Inside you are greeted with new floors through the home, an updated kitchen, and a fully transformed basement. This home comes with 3 conforming bedrooms and a spare room perfect for a home office, making it a great size for anyone. For a private showing, contact Zack Melius with Nexthome Unlimited.

21. 2024-03-28
    listed $175,000 Active 470-char remark

    Show marketing remark (470 chars)

    This beautiful home is located in a quiet neighborhood and has been completely remodeled from top to bottom. Outside you will find a brand-new roof, gutters, and siding. Inside you are greeted with new floors through the home, an updated kitchen, and a fully transformed basement. This home comes with 3 conforming bedrooms and a spare room perfect for a home office, making it a great size for anyone. For a private showing, contact Zack Melius with Nexthome Unlimited.

22. 2023-05-01
    soldstatus Closed
23. 2023-04-17
    status Pending
24. 2023-04-16
    listed $70,000 Active

ⓘ 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: $2,807 · $234/mo
• Projected year-2 tax: $2,807 · $234/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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 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: $17,677
• − Mortgage interest: −$10,637
• − Property taxes: −$2,807
• − Insurance: −$950
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$5,524
• Taxable loss: −$5,069
• Est. tax savings @ 24.0%: +$1,217
• After-tax cash flow: $-525/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 — Junction City

• Score: 66/100
• State rank: #266
• US rank: #11965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Junction City, KS
• County: Geary County · 25,828 people
• City population: 25,828
• 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

+171.3% since first listed

8 events — show timeline

• 2026-03-30 Price Changed $189,900 FHAOR as distributed by MLS GRID
• 2026-03-12 Listed $194,900 FHAOR as distributed by MLS GRID
• 2024-05-09 Sold (MLS) — FHAOR as distributed by MLS GRID
• 2024-04-04 Pending — FHAOR as distributed by MLS GRID
• 2024-03-28 Listed $175,000 FHAOR as distributed by MLS GRID
• 2023-05-01 Sold (MLS) — FHAOR as distributed by MLS GRID
• 2023-04-17 Pending — FHAOR as distributed by MLS GRID
• 2023-04-16 Listed $70,000 FHAOR as distributed by MLS GRID

Property tax history

+7.2%/yr

Latest (2025): $2,807 · +60.5% YoY. Source: county tax records.