350 W Mound Rd · Fredonia, KS 66736

$72,500

2 bd · 1.0 ba · 1,158 sqft · SingleFamily public records · 16 Days on market

Built 1920 0.43 ac lot Est $68k · 6% over

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +4.7/15.0
• Appreciation +4.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Delightful 2-bedroom, 1-bath bungalow, located just on the edge of town on a peaceful wooded lot. This property features carport covered parking and versatile outbuildings for extra storage or hobbies. Enjoy morning or evening relaxation on the inviting covered front porch. Inside this 1,158 square foot, you’ll find a well-maintained home showcasing beautifully preserved original wood trim. The custom-painted kitchen cabinets and butcher block countertops add a cozy touch, while the formal dining room doubles as a second living space, perfect for entertaining or family gatherings. This home is a true gem with timeless character and thoughtful updates. Don’t miss your chance to call this sweet little house a home!

Key facts

• Covered front porch
• Original wood trim
• 0.43 acre lot

Tags

• COVERED CARPORT PARKING
• VERSATILE OUTBUILDINGS
• COVERED FRONT PORCH
• ORIGINAL WOOD TRIM
• BUTCHER BLOCK COUNTERTOPS
• FULLY EQUIPPED KITCHEN

Property features AI

Finance

• Other: Living area reported as 1,158 (assessor); Not in a flood plain
• HOA & community: No association fees

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Single family residence; Bungalow floor plan; Faces west
• Construction: Brick and vinyl siding exterior; Composition roof; Crawl space foundation; Approximately 101+ years old
• Exterior features: Porch; Outbuilding; Wooded lot; Paved road with public maintenance

Interior

• Kitchen: Gas range; Eat-in kitchen; Formal dining area
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Ceiling fans; Painted cabinets
• Laundry & utility: Washer and dryer located off the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $71k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#155 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools F, amenities F.
• Fredonia (rural): math 19% / reading 30% proficiency, ranked #147 of 169 in KS (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 18 active listings in the ZIP; 16 units permitted in Wilson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $501 of loan paydown is wiped out by about $804 of value loss. Plan a longer hold.
• Wilson County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $19k; list at $72k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $71,412 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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 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?
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 1.38% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.17%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $68,322
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
350 W Mound Rd	0.00mi	2/1.0	1,158 (0%)	16mo	$68,500	$59	86

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

Projected returns pro-forma

-1.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.63×
• Total profit: $12,694
• Equity at exit: $17,121

10-year hold

• IRR: 20.0%
• Equity multiple: 2.99×
• Total profit: $40,470
• Equity at exit: $17,657

Cash invested: $20,300 (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 66736

• Home prices YoY: -0.7%
• Active inventory: 18
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$380
• Tax est. 1.5%: −$91 /mo · $1,088/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $290

Break-even live

Break-even rent $634

Max offer price $72,500

Occupancy floor 66%

Sensitivity live

Price	-10% $340	-5% $315	+0% $290	+5% $265	+10% $240
Rent	-10% $211	-5% $251	+0% $290	+5% $330	+10% $370
Rate	-1.0pp $327	-0.5pp $309	base $290	+0.5pp $272	+1.0pp $252

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $72,500 Active 16 DOM
2. 2026-06-21
   days on market $72,500 Active 15 DOM
3. 2026-06-18
   days on market $72,500 Active 13 DOM
4. 2026-06-17
   days on market $72,500 Active 12 DOM
5. 2026-06-16
   days on market $72,500 Active 11 DOM
6. 2026-06-15
   days on market $72,500 Active 10 DOM
7. 2026-06-13
   days on market $72,500 Active 8 DOM
8. 2026-06-12
   days on market $72,500 Active 7 DOM
9. 2026-06-09
   days on market $72,500 Active 4 DOM
10. 2026-06-08
    days on market $72,500 Active 3 DOM
11. 2026-06-07
    listed $72,500 Active 2 DOM

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,021
• − Mortgage interest: −$4,061
• − Property taxes: −$1,088
• − Insurance: −$362
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$2,109
• Taxable income: $2,478
• Est. tax owed @ 24.0%: −$595
• After-tax cash flow: $2,890/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: Fredonia
• NCES district ID: 2006270
• Math proficiency: 19% ▲ 7.00%
• Reading proficiency: 30% ▲ 11.00%
• Median HH income: $36,652
• Composite: 20.33/100
• National rank: #8609
• State rank: #147 of 169 in KS

Livability — Fredonia

• Score: 70/100
• State rank: #155
• US rank: #7426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fredonia, KS
• Population (ZIP): 3,517

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 7,872 people
• By 2030: 7,383 · -6.2%
• By 2040: 6,533 · -17.0%
• By 2050: 5,923 · -24.8%
• By 2075: 5,134 · -34.8%
• By 2100: 4,788 · -39.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 2% Iranian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Wilson

• 2024 margin: Solid R (+62.4) · D 18.0% · R 80.3% · Other 1.7%
• 2008→2024 swing: -21.6pp toward R · 2008: -40.8pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+61.5 2016: R+63.1 2012: R+54.0 2008: R+40.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.11%
• Current HPI: 153.1194
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+733.3% since first listed

7 events — show timeline

• 2026-06-05 Listed $72,500 Heartland MLS as Distributed by MLS Grid
• 2025-02-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2025-01-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-12-04 Listed $68,500 Heartland MLS as Distributed by MLS Grid
• 1995-09-01 Sold (Public Records) $19,000 Public Records
• 1993-06-01 Sold (Public Records) $12,000 Public Records
• 1985-05-01 Sold (Public Records) $8,700 Public Records