212 S Holbrook St · Fort Scott, KS 66701

$55,000

2 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 7 Days on market

Built 1900 6,000 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This turn of the century bungalow offers tons of potential, at a great price point! You are sure to love the bright and inviting living space with fresh paint, updated flooring, and tall ceilings. Many updates have been recently completed throughout the interior, and with a little TLC on the exterior, this home will be adorable inside and out. Whether you’re a first-time buyer, looking to downsizing, or searching for a turnkey investment that cashflows well, this move-in ready home is one you won’t want to miss! (Property is being sold as-is. )

Key facts

• 6,000 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 17.2% vs local median 4.9% in Fort Scott — 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 66/100 on livability (#259 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D, amenities F, commute F.
• Fort Scott (town): math 19% / reading 28% proficiency, ranked #150 of 169 in KS (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 70 active listings in the ZIP; 5 units permitted in Bourbon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bourbon County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $55k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.97% ✓
• Cap rate: 17.21%
• Cash-on-cash: 38.97%
• DSCR: 2.73
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $124,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 S Holbrook St	0.00mi	2/1.0	1,416 (0%)	1mo	$55,000	$39	99
108 N Crawford St	0.29mi	2/1.0	1,345 (-5%)	1mo	$60,000	$45	77
20 S Crawford St	0.18mi	2/1.5	1,583 (+12%)	7mo	$139,500	$88	65
608 S Lowman St	0.28mi	2/1.0	1,280 (-10%)	8mo	$110,000	$86	64
602 Horton St	0.28mi	3/1.0 (+1)	1,279 (-10%)	3mo	$130,000	$102	63
523 S Crawford St	0.29mi	3/2.0 (+1)	1,332 (-6%)	5mo	$159,900	$120	63
716 S Osbun St	0.40mi	3/2.0 (+1)	1,385 (-2%)	7mo	$100,000	$72	63
910 S Judson St	0.67mi	2/1.0	1,340 (-5%)	2mo	$87,500	$65	58
209 Heylman St	0.31mi	3/2.0 (+1)	1,620 (+14%)	2mo	$185,000	$114	51
802 Heylman St	0.60mi	2/1.5	1,233 (-13%)	1mo	$197,500	$160	47
850 State St	0.75mi	2/1.0	1,606 (+13%)	3mo	$44,000	$27	40
606 S Hill St	0.74mi	3/1.0 (+1)	1,276 (-10%)	8mo	$120,000	$94	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 35.2%
• Equity multiple: 2.49×
• Total profit: $22,946
• Equity at exit: $8,201

10-year hold

• IRR: 42.0%
• Equity multiple: 4.96×
• Total profit: $61,007
• Equity at exit: $4,755

Cash invested: $15,400 (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 66701

• Home prices YoY: -10.4%
• Active inventory: 70
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,083 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$44 /mo · $533/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $500

Break-even live

Break-even rent $450

Max offer price $55,000

Occupancy floor 49%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-21
   status Pending
2. 2026-04-14
   listed $55,000 Active
3. 2007-11-01
   soldstatus $20,500
4. 2000-06-01
   soldstatus $27,000

ⓘ 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: $533 · $44/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$243/yr (+$20/mo · 45.5%)

ⓘ 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 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $13,002
• − Mortgage interest: −$3,081
• − Property taxes: −$533
• − Insurance: −$275
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$1,600
• Taxable income: $5,432
• Est. tax owed @ 24.0%: −$1,304
• After-tax cash flow: $4,698/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: Fort Scott
• NCES district ID: 2006180
• Math proficiency: 19% ▼ -3.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $38,034
• Composite: 19.64/100
• National rank: #8741
• State rank: #150 of 169 in KS

Livability — Fort Scott

• Score: 66/100
• State rank: #259
• US rank: #11422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Scott, KS
• Population (ZIP): 11,075

Population outlook (Bourbon County) Hauer SSP2

• Today (2025): 13,761 people
• By 2030: 13,139 · -4.5%
• By 2040: 11,920 · -13.4%
• By 2050: 10,892 · -20.8%
• By 2075: 8,645 · -37.2%
• By 2100: 6,751 · -50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 2% Serbian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Bourbon

• 2024 margin: Solid R (+54.2) · D 22.0% · R 76.1% · Other 1.9%
• 2008→2024 swing: -26.9pp toward R · 2008: -27.2pp · 2024: -54.2pp
• All cycles: 2024: R+54.2 2020: R+52.0 2016: R+50.8 2012: R+33.9 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.03%
• Current HPI: 172.2531
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+103.7% since first listed

4 events — show timeline

• 2026-04-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-14 Listed $55,000 Heartland MLS as Distributed by MLS Grid
• 2007-11-01 Sold (Public Records) $20,500 Public Records
• 2000-06-01 Sold (Public Records) $27,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $533 · -15.2% YoY. Source: county tax records.