11295 SE 80th St · Baxter Springs, KS 66713

$165,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 50 Days on market

Built 1996 2.50 ac lot

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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).

• Cash flow +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has a ton of potential located on 2.5 acres in the country. 1620 square feet of living space. Large three bedroom, two bath home on paved roads. Master suite has large glamour bath and walk-in closet configuration. Both guest bedrooms are nice in size and offer privacy from the master bedroom. This is only being sold as-is. Cash or Conventional Loans ONLY! This home is ready for it's new owner to come in and customize it to their liking. This property won't last long. Call to view today!

Key facts

• Modular home
• Updated
• Extra storage sheds

Tags

• 2.5 ACRES
• MODULAR HOME
• EXTRA STORAGE SHEDS
• UPDATED
• 2 LIVING SPACES
• OPEN KITCHEN

Property features AI

Finance

• Other: Property listed by REALPRO Columbus

Exterior

• Parking: Driveway (no garage)
• Utilities: Public sewer
• Home design: Single-family residence; Freestanding property
• Construction: Wood siding exterior; Block foundation; Built as residential single-family
• Exterior features: Metal roof; No fencing; Approximately 2.5-acre lot

Interior

• Kitchen: Eat-in kitchen
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Has cooling
• Interior features: Eat-in kitchen; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $32 ($388/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 $128k (22.2% below list).
• Recommended offer: $128k (22.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#63 in KS, #3,952 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Riverton (town): math 19% / reading 32% proficiency, ranked #133 of 169 in KS (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Riverton Elem (math 22% / reading 37%, grade F, #463 of 684 statewide, top 73%, 311 students, 57% FRL); Riverton Middle (math 12% / reading 27%, grade F, #152 of 219 statewide, top 72%, 170 students, 57% FRL); Riverton High (math 24% / reading 34%, grade F, #60 of 327 statewide, top 24%, 223 students, 55% FRL).
• Market conditions: 54 active listings in the ZIP; 17 units permitted in Cherokee 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 $5k of value loss. Plan a longer hold.
• Cherokee County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $128,420 (22.2% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.78% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 10.7

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-24,754
• Equity at exit: $24,602

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-19,219
• Equity at exit: $14,266

Cash invested: $46,200 (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 66713

• Home prices YoY: -17.7%
• Active inventory: 54
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,284 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$48 /mo · $578/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $32

Break-even live

Break-even rent $1,243

Max offer price $165,000

Occupancy floor 92%

Sensitivity live

Price	-10% $126	-5% $79	+0% $32	+5% $-14	+10% $-61
Rent	-10% $-69	-5% $-18	+0% $32	+5% $83	+10% $134
Rate	-1.0pp $115	-0.5pp $74	base $32	+0.5pp $-10	+1.0pp $-54

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-15
   status $165,000 Pending 50 DOM
2. 2026-06-15
   days on market $165,000 Active 50 DOM
3. 2026-06-14
   days on market $165,000 Active 48 DOM
4. 2026-06-13
   days on market $165,000 Active 47 DOM
5. 2026-06-10
   days on market $165,000 Active 45 DOM
6. 2026-06-09
   days on market $165,000 Active 44 DOM
7. 2026-06-08
   days on market $165,000 Active 43 DOM
8. 2026-06-07
   days on market $165,000 Active 42 DOM
9. 2026-06-05
   days on market $165,000 Active 39 DOM
10. 2026-06-02
    pricedays on market $165,000 Active 37 DOM
11. 2026-06-01
    days on market $175,000 Active 36 DOM
12. 2026-05-31
    days on market $175,000 Active 35 DOM
13. 2026-05-30
    days on market $175,000 Active 34 DOM
14. 2026-04-27
    status Active
15. 2026-04-24
    historical
16. 2026-04-23
    listed $175,000 Active
17. 2019-04-19
    soldstatus 502-char remark

    Show marketing remark (502 chars)

    This home has a ton of potential located on 2.5 acres in the country. 1620 square feet of living space. Large three bedroom, two bath home on paved roads. Master suite has large glamour bath and walk-in closet configuration. Both guest bedrooms are nice in size and offer privacy from the master bedroom. This is only being sold as-is. Cash or Conventional Loans ONLY! This home is ready for it's new owner to come in and customize it to their liking. This property won't last long. Call to view today!

18. 2018-12-11
    listed $58,900 502-char remark

    Show marketing remark (502 chars)

    This home has a ton of potential located on 2.5 acres in the country. 1620 square feet of living space. Large three bedroom, two bath home on paved roads. Master suite has large glamour bath and walk-in closet configuration. Both guest bedrooms are nice in size and offer privacy from the master bedroom. This is only being sold as-is. Cash or Conventional Loans ONLY! This home is ready for it's new owner to come in and customize it to their liking. This property won't last long. Call to view today!

ⓘ 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: $578 · $48/mo
• Projected year-2 tax: $2,326 · $194/mo
• Expected delta: +$1,749/yr (+$146/mo · 302.7%)

ⓘ 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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,410
• − Mortgage interest: −$9,243
• − Property taxes: −$578
• − Insurance: −$825
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$4,800
• Taxable loss: −$2,501
• Est. tax savings @ 24.0%: +$600
• After-tax cash flow: $988/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: Riverton
• NCES district ID: 2011130
• Math proficiency: 19% ▼ -2.00%
• Reading proficiency: 32% ▲ 2.00%
• Median HH income: $47,071
• Composite: 22.14/100
• National rank: #8172
• State rank: #133 of 169 in KS

Livability — Baxter Springs

• Score: 75/100
• State rank: #63
• US rank: #3952

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

• Population (ZIP): 5,560

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 18,848 people
• By 2030: 17,862 · -5.2%
• By 2040: 15,850 · -15.9%
• By 2050: 13,915 · -26.2%
• By 2075: 10,102 · -46.4%
• By 2100: 6,977 · -63.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 4% Native American 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Scotch-Irish 6% Slovak 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+52.9) · D 22.6% · R 75.5% · Other 1.9%
• 2008→2024 swing: -29.2pp toward R · 2008: -23.7pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+49.9 2016: R+48.4 2012: R+29.5 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.71%
• Current HPI: 175.5431
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+197.1% since first listed

5 events — show timeline

• 2026-04-27 Relisted — OGAR
• 2026-04-24 Delisted — OGAR
• 2026-04-23 Listed $175,000 OGAR
• 2019-04-19 Sold (MLS) — OGAR
• 2018-12-11 Listed $58,900 OGAR

Property tax history

+22.3%/yr

Latest (2025): $578 · +4.8% YoY. Source: county tax records.