1205 Main St · La Crosse, KS 67548

$35,000

3 bd · 2.0 ba · 1,408 sqft · SingleFamily public records · 65 Days on market

Built 1953 0.27 ac lot ↓ 11% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Lots of cabinets
• Laundry room
• Spacious back yard

Tags

• SPACIOUS BACK YARD
• CONCRETE DECK
• LAUNDRY ROOM
• LOTS OF CABINETS

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public sewer available
• Home design: Single-family onsite built; One story
• Construction: Other roof; No foundation details specified
• Exterior features: Covered porch/patio; Wood fencing

Interior

• Kitchen: Microwave
• Bedrooms: One-level home
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Microwave; No basement
• Laundry & utility: Laundry on main floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#143 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: employment D, amenities F, commute F.
• Lacrosse (rural): math 25% / reading 30% proficiency, ranked #209 of 280 in KS (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: La Crosse Elementary (math 42% / reading 47%, grade F, #228 of 684 statewide, top 38%, 143 students, 48% FRL); La Crosse Middle School (math 15% / reading 24%, grade F, #149 of 219 statewide, top 69%, 48 students, 52% FRL); La Crosse High (math 10% / reading 10%, grade F, #289 of 327 statewide, top 93%, 101 students, 46% FRL).
• Market conditions: 9 active listings in the ZIP; 1 units permitted in Rush County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($242 loan paydown + $2k appreciation (4.7% local appreciation)).
• Rush County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 3.29% ✓
• Cap rate: 29.23%
• Cash-on-cash: 81.92%
• DSCR: 4.64
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 87.6%
• Equity multiple: 6.10×
• Total profit: $50,001
• Equity at exit: $19,097

10-year hold

• IRR: 86.0%
• Equity multiple: 12.70×
• Total profit: $114,696
• Equity at exit: $32,364

Cash invested: $9,800 (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 67548

• Home prices YoY: 2.6%
• Active inventory: 9
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $669

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 37%

Sensitivity live

Price	-10% $693	-5% $681	+0% $669	+5% $657	+10% $645
Rent	-10% $578	-5% $623	+0% $669	+5% $715	+10% $760
Rate	-1.0pp $687	-0.5pp $678	base $669	+0.5pp $660	+1.0pp $651

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $35,000 Active 65 DOM
2. 2026-06-18
   days on market $35,000 Active 64 DOM
3. 2026-06-17
   days on market $35,000 Active 63 DOM
4. 2026-06-16
   days on market $35,000 Active 62 DOM
5. 2026-06-15
   days on market $35,000 Active 61 DOM
6. 2026-06-14
   pricedays on market $35,000 Active 59 DOM
7. 2026-06-12
   days on market $40,000 Active 58 DOM
8. 2026-06-09
   days on market $40,000 Active 55 DOM
9. 2026-06-08
   days on market $40,000 Active 54 DOM
10. 2026-06-07
    days on market $40,000 Active 53 DOM
11. 2026-06-05
    days on market $40,000 Active 51 DOM
12. 2026-06-02
    days on market $40,000 Active 48 DOM
13. 2026-06-01
    days on market $40,000 Active 47 DOM
14. 2026-05-31
    days on market $40,000 Active 46 DOM
15. 2026-05-30
    days on market $40,000 Active 45 DOM
16. 2026-05-23
    price $40,000
17. 2026-05-12
    price $45,000
18. 2026-04-28
    status Active
19. 2026-04-14
    status Pending
20. 2026-04-01
    listed $55,000 Active
21. 2001-10-01
    soldstatus $44,950

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 16 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: $13,836
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$1,018
• Taxable income: $7,944
• Est. tax owed @ 24.0%: −$1,907
• After-tax cash flow: $6,122/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: Lacrosse
• NCES district ID: 2008220
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $39,479
• Composite: 26.05/100
• National rank: #12735
• State rank: #209 of 280 in KS

Livability — La Crosse

• Score: 71/100
• State rank: #143
• US rank: #6988

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Crosse, KS
• Population (ZIP): 1,290

Population outlook (Rush County) Hauer SSP2

• Today (2025): 2,979 people
• By 2030: 2,889 · -3.0%
• By 2040: 2,706 · -9.2%
• By 2050: 2,568 · -13.8%
• By 2075: 2,417 · -18.9%
• By 2100: 2,127 · -28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 12% Hispanic / Latino 7% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 5% Iranian 4% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 3% German/W. Germanic 2% Other Indo-European 2%

Political lean MEDSL · Rush

• 2024 margin: Solid R (+65.4) · D 16.4% · R 81.9% · Other 1.7%
• 2008→2024 swing: -25.0pp toward R · 2008: -40.5pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+64.9 2016: R+64.5 2012: R+51.0 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.65%
• Current HPI: 184.6234
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-11.0% since first listed

6 events — show timeline

• 2026-05-23 Price Changed $40,000 SCKMLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $45,000 SCKMLS as Distributed by MLS Grid
• 2026-04-28 Relisted — SCKMLS as Distributed by MLS Grid
• 2026-04-14 Pending — SCKMLS as Distributed by MLS Grid
• 2026-04-01 Listed $55,000 SCKMLS as Distributed by MLS Grid
• 2001-10-01 Sold (Public Records) $44,950 Public Records