643 E 5th Ave · St. John, KS 67576

$110,000

2 bd · 2.0 ba · 1,259 sqft · SingleFamily public records · 32 Days on market

Built 1900 9,480 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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Appreciation +5.0/10.0
• 1% rule +4.7/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Renovated bathrooms
• New flooring
• 9,480 sq ft lot

Tags

• FULLY RENOVATED KITCHEN
• RENOVATED BATHROOMS
• NEW FLOORING
• REFINISHED WOOD FLOORS
• MOUNTAIN-LIVING AESTHETIC

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; 2 stories
• Exterior features: Composition roof; Lot approximately 79 x 120 (0.22 acres); Zoning: NC.1 / R-1

Interior

• Kitchen: Microwave; Range / Oven; Refrigerator
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Window coverings; 5 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (2.9% below list).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• St John-Hudson (rural): math 30% / reading 30% proficiency, ranked #165 of 280 in KS (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 8 units permitted in Stafford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Stafford County population projected at -12% 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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.
• Current owner paid $9k; list at $110k implies a 1109% 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: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1900 — 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. 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: 0.97% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.27%
• DSCR: 1.15
• GRM: 8.6

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: 10.6%
• Equity multiple: 1.60×
• Total profit: $18,614
• Equity at exit: $49,461

10-year hold

• IRR: 12.8%
• Equity multiple: 2.91×
• Total profit: $58,811
• Equity at exit: $76,225

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 67576

• Active inventory: 11
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $84

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 87%

Sensitivity live

Price	-10% $160	-5% $122	+0% $84	+5% $46	+10% $8
Rent	-10% $0	-5% $42	+0% $84	+5% $126	+10% $168
Rate	-1.0pp $139	-0.5pp $112	base $84	+0.5pp $55	+1.0pp $26

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 30 events

1. 2026-06-21
   days on market $110,000 Active 32 DOM
2. 2026-06-18
   days on market $110,000 Active 30 DOM
3. 2026-06-17
   days on market $110,000 Active 29 DOM
4. 2026-06-16
   days on market $110,000 Active 28 DOM
5. 2026-06-15
   days on market $110,000 Active 27 DOM
6. 2026-06-13
   days on market $110,000 Active 25 DOM
7. 2026-06-12
   days on market $110,000 Active 24 DOM
8. 2026-06-09
   days on market $110,000 Active 21 DOM
9. 2026-06-08
   days on market $110,000 Active 20 DOM
10. 2026-06-07
    days on market $110,000 Active 19 DOM
11. 2026-06-05
    days on market $110,000 Active 17 DOM
12. 2026-06-04
    days on market $110,000 Active 15 DOM
13. 2026-06-02
    days on market $110,000 Active 14 DOM
14. 2026-06-01
    days on market $110,000 Active 13 DOM
15. 2026-05-31
    days on market $110,000 Active 12 DOM
16. 2026-05-31
    days on market $110,000 Active 11 DOM
17. 2026-05-19
    listed $110,000 Active
18. 2024-12-11
    price $120,000
19. 2024-04-01
    price $135,000
20. 2024-03-25
    price $115,000
21. 2024-03-06
    historical
22. 2024-02-29
    price $135,000
23. 2023-10-17
    listed $135,000
24. 2023-03-06
    historical
25. 2022-10-18
    listed $30,000
26. 2021-09-03
    historical
27. 2018-05-03
    listed $24,900
28. 2014-02-12
    historical
29. 2013-08-12
    listed $29,000
30. 2008-11-01
    soldstatus $9,100

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,822
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$3,200
• Taxable loss: −$791
• Est. tax savings @ 24.0%: +$190
• After-tax cash flow: $1,197/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: St John-Hudson
• NCES district ID: 2011910
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $46,676
• Composite: 28.72/100
• National rank: #12004
• State rank: #165 of 280 in KS

Livability — St. John

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. John, KS
• Population (ZIP): 2,010

Population outlook (Stafford County) Hauer SSP2

• Today (2025): 3,953 people
• By 2030: 3,818 · -3.4%
• By 2040: 3,609 · -8.7%
• By 2050: 3,473 · -12.1%
• By 2075: 3,300 · -16.5%
• By 2100: 2,957 · -25.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 4% Norwegian 3% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Stafford

• 2024 margin: Solid R (+64.0) · D 17.1% · R 81.1% · Other 1.8%
• 2008→2024 swing: -18.1pp toward R · 2008: -46.0pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+63.3 2016: R+62.7 2012: R+53.4 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

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

Price history

+1108.8% since first listed

14 events — show timeline

• 2026-05-19 Listed $110,000 Hays MLS
• 2024-12-11 Price Changed $120,000 Hays MLS
• 2024-04-01 Price Changed $135,000 Hays MLS
• 2024-03-25 Price Changed $115,000 Hays MLS
• 2024-03-06 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2024-02-29 Price Changed $135,000 Hays MLS
• 2023-10-17 Listed $135,000 SCKMLS as Distributed by MLS Grid
• 2023-03-06 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2022-10-18 Listed $30,000 SCKMLS as Distributed by MLS Grid
• 2021-09-03 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2018-05-03 Listed $24,900 SCKMLS as Distributed by MLS Grid
• 2014-02-12 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2013-08-12 Listed $29,000 SCKMLS as Distributed by MLS Grid
• 2008-11-01 Sold (Public Records) $9,100 Public Records