301 E 6th Ave · Caney, KS 67333

$66,900

2 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 152 Days on market

Built 1910 7,810 sqft lot Est $62k · 8% over ↓ 7% since listing

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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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.0/10.0
• Appreciation +5.1/10.0
• ARV discount +3.9/15.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 7,810 sq ft lot
• Built 1910
• Listed 151 days

Property features AI

Finance

• Other: Directions: Head south on 169, turn right onto 6th St, 0.1 mile — destination on right
• HOA & community: No association fees; No maintenance provided

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Bungalow style; Approximately 1,032 sq ft living area; Over 100 years old
• Construction: Wood siding; Composition roof; Not a manufactured home
• Exterior features: Porch; Lot approximately 55 x 142 (7,810 sq ft)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; Bathroom contains laundry closet / in-bathroom laundry
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Eat-in kitchen; Crawl space basement; Porch; Bungalow floor plan; South-facing
• Laundry & utility: Laundry closet / in-bathroom laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($806 rent vs $67k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#161 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.
• Caney Valley (rural): math 42% / reading 46% proficiency, ranked #24 of 169 in KS (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 10 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $596 of equity ($463 loan paydown + $133 appreciation (0.2% local appreciation)).
• Montgomery County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $58,872 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.20% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.52%
• DSCR: 1.56
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $61,920
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 N Ridgeway St	0.15mi	2/2.0	1,144 (+11%)	5mo	$119,000	$104	67
204 N Mcgee St	0.30mi	2/1.0	934 (-10%)	6mo	$39,500	$42	65
204 N State St	0.45mi	2/1.0	1,064 (+3%)	14mo	$60,000	$56	63
206 E 5th St	0.09mi	2/1.0	1,148 (+11%)	18mo	$55,000	$48	62
1003 S Ridgeway St	0.43mi	2/2.0	1,120 (+8%)	10mo	$125,000	$112	54
712 N Wood St	0.73mi	3/1.0 (+1)	1,076 (+4%)	6mo	$65,000	$60	49
511 W 5th Ave	0.57mi	3/1.0 (+1)	1,120 (+8%)	22mo	$129,900	$116	36

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

Projected returns pro-forma

0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.59×
• Total profit: $11,113
• Equity at exit: $20,094

10-year hold

• IRR: 16.8%
• Equity multiple: 2.88×
• Total profit: $35,188
• Equity at exit: $24,694

Cash invested: $18,732 (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 67333

• Home prices YoY: 0.1%
• Active inventory: 14
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $806 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$63 /mo · $753/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $195

Break-even live

Break-even rent $559

Max offer price $66,900

Occupancy floor 71%

Sensitivity live

Price	-10% $233	-5% $214	+0% $195	+5% $176	+10% $157
Rent	-10% $132	-5% $164	+0% $195	+5% $227	+10% $259
Rate	-1.0pp $229	-0.5pp $212	base $195	+0.5pp $178	+1.0pp $160

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: $16,725
• Closing costs: $2,007
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $66,900 Active 152 DOM
2. 2026-06-17
   days on market $66,900 Active 151 DOM
3. 2026-06-16
   days on market $66,900 Active 150 DOM
4. 2026-06-15
   days on market $66,900 Active 149 DOM
5. 2026-06-13
   days on market $66,900 Active 147 DOM
6. 2026-06-12
   days on market $66,900 Active 146 DOM
7. 2026-06-09
   days on market $66,900 Active 143 DOM
8. 2026-06-08
   days on market $66,900 Active 142 DOM
9. 2026-06-07
   days on market $66,900 Active 141 DOM
10. 2026-06-05
    pricedays on market $66,900 Active 139 DOM
11. 2026-06-04
    days on market $69,999 Active 137 DOM
12. 2026-06-02
    days on market $69,999 Active 136 DOM
13. 2026-06-01
    days on market $69,999 Active 135 DOM
14. 2026-05-31
    days on market $69,999 Active 134 DOM
15. 2026-05-31
    days on market $69,999 Active 133 DOM
16. 2026-04-08
    price $69,999
17. 2026-01-18
    listed $76,000 Active
18. 2026-01-16
    historical $76,000
19. 2025-10-25
    historical
20. 2025-04-25
    listed $74,999 Active
21. 2017-08-28
    soldstatus

ⓘ 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: $753 · $63/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$190/yr (+$16/mo · 25.2%)

ⓘ 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 ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,673
• − Mortgage interest: −$3,747
• − Property taxes: −$753
• − Insurance: −$334
• − Repairs & maintenance: −$774
• − Management: −$774
• − Depreciation: −$1,946
• Taxable income: $1,344
• Est. tax owed @ 24.0%: −$323
• After-tax cash flow: $2,022/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: Caney Valley
• NCES district ID: 2004410
• Math proficiency: 42% ▲ 2.00%
• Reading proficiency: 46% ▲ 6.00%
• Median HH income: $43,168
• Composite: 37.15/100
• National rank: #4486
• State rank: #24 of 169 in KS

Livability — Caney

• Score: 70/100
• State rank: #161
• US rank: #7653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Caney, KS
• Population (ZIP): 2,534

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 29,729 people
• By 2030: 27,786 · -6.5%
• By 2040: 24,201 · -18.6%
• By 2050: 21,280 · -28.4%
• By 2075: 16,754 · -43.6%
• By 2100: 14,088 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 10% Hispanic / Latino 2% Native American 2%
• Common ancestry: Iranian 2% Italian 2% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+51.1) · D 23.6% · R 74.7% · Other 1.8%
• 2008→2024 swing: -15.3pp toward R · 2008: -35.8pp · 2024: -51.1pp
• All cycles: 2024: R+51.1 2020: R+50.2 2016: R+50.8 2012: R+41.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.20%
• Current HPI: 145.0094
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-6.7% since first listed

6 events — show timeline

• 2026-04-08 Price Changed $69,999 Heartland MLS as Distributed by MLS Grid
• 2026-01-18 Listed $76,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-16 Coming Soon $76,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-25 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-04-25 Listed $74,999 Heartland MLS as Distributed by MLS Grid
• 2017-08-28 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $753 · +7.0% YoY. Source: county tax records.