6251 SE Varck Rd · Riverton, KS 66770

$75,000

3 bd · 1.5 ba · 1,656 sqft · SingleFamily public records · 122 Days on market

Built 1910 1.00 ac lot ↓ 25% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Key facts

• Breezeway area
• Rural water
• Great location

Tags

• GREAT LOCATION
• STUDIO
• BREEZEWAY AREA
• NEWER SEPTIC SYSTEM
• RURAL WATER
• WELL ON PROPERTY

Property features AI

Exterior

• Parking: Has carport; 1 carport space; 2-car attached carport
• Utilities: Septic tank
• Home design: Single family residence (freestanding); Residential property
• Construction: Wood siding
• Exterior features: Composition roof; Level topography; Storage structure on property

Interior

• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Ceiling fan(s); Window unit(s)
• Interior features: Ceiling fan(s); No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#398 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities 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).
• Market conditions: 9 active listings in the ZIP; 17 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($519 loan paydown + $3k appreciation (4.5% local appreciation)).
• Cherokee County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.49% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.24%
• DSCR: 1.86
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.38×
• Total profit: $28,907
• Equity at exit: $40,409

10-year hold

• IRR: 22.2%
• Equity multiple: 4.66×
• Total profit: $76,944
• Equity at exit: $68,068

Cash invested: $21,000 (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 66770

• Home prices YoY: 2.3%
• Active inventory: 9
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$123 /mo · $1,478/yr
• Insurance: −$31
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $212

Break-even live

Break-even rent $852

Max offer price $75,000

Occupancy floor 76%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-15
   status $75,000 Pending 122 DOM
2. 2026-06-15
   days on market $75,000 Active 122 DOM
3. 2026-06-14
   days on market $75,000 Active 120 DOM
4. 2026-06-13
   days on market $75,000 Active 119 DOM
5. 2026-06-10
   days on market $75,000 Active 117 DOM
6. 2026-06-09
   days on market $75,000 Active 116 DOM
7. 2026-06-08
   days on market $75,000 Active 115 DOM
8. 2026-06-07
   days on market $75,000 Active 114 DOM
9. 2026-06-05
   days on market $75,000 Active 111 DOM
10. 2026-06-02
    days on market $75,000 Active 109 DOM
11. 2026-06-01
    days on market $75,000 Active 108 DOM
12. 2026-05-31
    days on market $75,000 Active 107 DOM
13. 2026-05-30
    days on market $75,000 Active 106 DOM
14. 2026-05-19
    price $75,000
15. 2026-03-28
    price $85,000
16. 2026-02-13
    listed $100,000 Active

ⓘ 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: $1,478 · $123/mo
• Projected year-2 tax: $1,478 · $123/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 FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 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: $13,435
• − Mortgage interest: −$4,201
• − Property taxes: −$1,478
• − Insurance: −$1,877
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$2,182
• Taxable income: $1,547
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $2,168/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 — Riverton

• Score: 61/100
• State rank: #398
• US rank: #17560

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverton, KS
• Population (ZIP): 860

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 (96%)
• Race & ethnicity: White 96% Two or more races 3% Native American 1%
• Common ancestry: Italian 10% Iranian 5% Lithuanian 3%
• Foreign-born: 2%
• Languages at home: 95% English-only · French/Haitian/Cajun 5%

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: ▲ 4.54%
• Current HPI: 201.4548
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-25.0% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $75,000 OGAR
• 2026-03-28 Price Changed $85,000 OGAR
• 2026-02-13 Listed $100,000 OGAR

Property tax history

+7.2%/yr

Latest (2025): $1,478 · +11.4% YoY. Source: county tax records.