807 Academy · Fowler, KS 67844

$120,000

3 bd · 2.0 ba · 2,104 sqft · SingleFamily public records · 59 Days on market

Built 1998 1.80 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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +5.0/10.0
• Appreciation +4.1/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 30x40 metal shop
• Unfinished basement
• Large egress window

Tags

• UNFINISHED BASEMENT
• LARGE EGRESS WINDOW
• CEMENTED CRAWL SPACE
• 30X40 METAL SHOP
• REPLACED ROOF AND SIDING
• VAULTED CEILINGS

Property features AI

Exterior

• Parking: Detached garage with 4 covered spaces (4-car garage)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Frame construction with vinyl siding; Composition roof; Concrete perimeter foundation; Built on a 1.802-acre lot
• Exterior features: Patio; Porch; No fencing

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Exhaust fan; Gas water heater
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Eat-in kitchen; Window screens; Partial unfinished basement with concrete perimeter foundation and sump pump; Gas fireplace
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $70 ($835/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#369 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: schools D-, crime F, amenities F.
• Fowler (rural): math 30% / reading 25% proficiency, ranked #194 of 280 in KS (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 5 units permitted in Meade County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $830 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Meade County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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 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. Crime grade is F 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. 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?
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: 1.00% ✓
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.73×
• Total profit: $-9,033
• Equity at exit: $24,200

10-year hold

• IRR: 1.2%
• Equity multiple: 1.10×
• Total profit: $3,375
• Equity at exit: $21,540

Cash invested: $33,600 (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 67844

• Home prices YoY: -1.1%
• Active inventory: 9
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$201 /mo · $2,412/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $70

Break-even live

Break-even rent $1,114

Max offer price $120,000

Occupancy floor 89%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $120,000 Active 59 DOM
2. 2026-06-17
   days on market $120,000 Active 58 DOM
3. 2026-06-16
   days on market $120,000 Active 57 DOM
4. 2026-06-15
   days on market $120,000 Active 56 DOM
5. 2026-06-13
   days on market $120,000 Active 54 DOM
6. 2026-06-12
   days on market $120,000 Active 53 DOM
7. 2026-06-09
   days on market $120,000 Active 50 DOM
8. 2026-06-08
   days on market $120,000 Active 49 DOM
9. 2026-06-07
   days on market $120,000 Active 48 DOM
10. 2026-06-05
    days on market $120,000 Active 46 DOM
11. 2026-06-04
    days on market $120,000 Active 44 DOM
12. 2026-06-02
    days on market $120,000 Active 43 DOM
13. 2026-06-01
    days on market $120,000 Active 42 DOM
14. 2026-05-31
    days on market $120,000 Active 41 DOM
15. 2026-05-31
    days on market $120,000 Active 40 DOM
16. 2026-04-17
    listed $120,000 Active
17. 2006-03-01
    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: $2,412 · $201/mo
• Projected year-2 tax: $2,412 · $201/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,429
• − Mortgage interest: −$6,722
• − Property taxes: −$2,412
• − Insurance: −$600
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$3,491
• Taxable loss: −$1,105
• Est. tax savings @ 24.0%: +$265
• After-tax cash flow: $1,100/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: Fowler
• NCES district ID: 2006210
• Math proficiency: 30% ▲ 5.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $44,882
• Composite: 26.59/100
• National rank: #12599
• State rank: #194 of 280 in KS

Livability — Fowler

• Score: 62/100
• State rank: #369
• US rank: #16562

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fowler, KS
• Population (ZIP): 726

Population outlook (Meade County) Hauer SSP2

• Today (2025): 3,775 people
• By 2030: 3,511 · -7.0%
• By 2040: 2,980 · -21.1%
• By 2050: 2,460 · -34.8%
• By 2075: 1,685 · -55.4%
• By 2100: 1,235 · -67.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 22% Two or more races 5% Native American 3%
• Hispanic origin (detail): Mexican 13% Cuban 7%
• Common ancestry: Slovak 2% Portuguese 1% Scottish 1%
• Foreign-born: 8% · Canada
• Languages at home: 84% English-only · Spanish 16%

Political lean MEDSL · Meade

• 2024 margin: Solid R (+69.6) · D 14.6% · R 84.2% · Other 1.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -61.3pp · 2024: -69.6pp
• All cycles: 2024: R+69.6 2020: R+69.0 2016: R+70.7 2012: R+69.2 2008: R+61.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.84%
• Current HPI: 169.9664
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-04-17 Listed $120,000 GardenMLS
• 2006-03-01 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,412 · -4.7% YoY. Source: county tax records.