111 W 7th St · Pleasanton, KS 66075

$75,000

2 bd · 1.0 ba · 1,022 sqft · SingleFamily public records · 71 Days on market

Built 1905 8,400 sqft lot Est $75k · at est.

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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 +27.7/30.0
• DSCR +9.8/10.0
• Appreciation +9.4/10.0
• 1% rule +7.6/10.0
• ARV discount +7.3/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

* Cute 2bd, 1ba * Mature shade treed lot * Original woodwork * New vinyl floors in Kitchen and utility rooms * Front porch with Yesteryear Charm! *

Key facts

• 8,400 sq ft lot
• Built 1905
• Listed 71 days

Property features AI

Finance

• Other: Lot is paved and publicly maintained; Lot size approximately 8,400 square feet
• HOA & community: No association fees; No community maintenance provided

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Bungalow floor plan; Located inside city limits; Facing information not provided
• Construction: Board and batten siding; Composition roof; Approximately 101+ years old
• Exterior features: Front porch; Outbuilding / shed

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating (natural gas); Window air conditioning unit(s)
• Interior features: Storm windows; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($943 rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#360 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools F, amenities F.
• Pleasanton (rural): math 25% / reading 20% proficiency, ranked #253 of 280 in KS (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 32 active listings in the ZIP; 97 units permitted in Linn County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($519 loan paydown + $7k appreciation (8.8% local appreciation)).
• At projected returns (8.8% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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 $24k; list at $75k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1905 — 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 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?
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: 1.26% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.94%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $74,606
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 E Broad St	0.13mi	2/1.0	1,024 (+0%)	15mo	$90,000	$88	81
206 W 5th St	0.12mi	3/2.0 (+1)	1,080 (+6%)	11mo	$79,000	$73	67
506 Main St	0.19mi	2/1.0	940 (-8%)	15mo	$55,000	$59	65
500 E Park St	0.64mi	2/1.0	1,003 (-2%)	4mo	$67,200	$67	63
209 E Park St	0.53mi	2/1.0	960 (-6%)	9mo	$103,900	$108	58
205 W 8th St	0.16mi	3/1.0 (+1)	936 (-8%)	20mo	$1	—	57
1356 Maple St	0.58mi	3/1.0 (+1)	1,056 (+3%)	9mo	$49,900	$47	55
211 Sycamore St	0.36mi	3/1.0 (+1)	960 (-6%)	19mo	$149,000	$155	52

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

Projected returns pro-forma

8.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.6%
• Equity multiple: 3.35×
• Total profit: $49,401
• Equity at exit: $61,311

10-year hold

• IRR: 27.8%
• Equity multiple: 7.33×
• Total profit: $133,034
• Equity at exit: $126,083

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 66075

• Home prices YoY: 2.8%
• Active inventory: 32
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $943 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $226

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 71%

Sensitivity live

Price	-10% $278	-5% $252	+0% $226	+5% $200	+10% $175
Rent	-10% $152	-5% $189	+0% $226	+5% $264	+10% $301
Rate	-1.0pp $264	-0.5pp $245	base $226	+0.5pp $207	+1.0pp $187

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 20 events

1. 2026-06-21
   days on market $75,000 Active 71 DOM
2. 2026-06-18
   days on market $75,000 Active 69 DOM
3. 2026-06-17
   days on market $75,000 Active 68 DOM
4. 2026-06-16
   days on market $75,000 Active 67 DOM
5. 2026-06-15
   days on market $75,000 Active 66 DOM
6. 2026-06-13
   days on market $75,000 Active 64 DOM
7. 2026-06-12
   days on market $75,000 Active 63 DOM
8. 2026-06-09
   days on market $75,000 Active 60 DOM
9. 2026-06-08
   days on market $75,000 Active 59 DOM
10. 2026-06-07
    days on market $75,000 Active 58 DOM
11. 2026-06-05
    days on market $75,000 Active 56 DOM
12. 2026-06-04
    days on market $75,000 Active 54 DOM
13. 2026-06-02
    days on market $75,000 Active 53 DOM
14. 2026-06-01
    days on market $75,000 Active 52 DOM
15. 2026-05-31
    days on market $75,000 Active 51 DOM
16. 2026-05-31
    days on market $75,000 Active 50 DOM
17. 2026-04-10
    listed $75,000 Active
18. 2005-07-15
    soldstatus 147-char remark

    Show marketing remark (147 chars)

    * Cute 2bd, 1ba * Mature shade treed lot * Original woodwork * New vinyl floors in Kitchen and utility rooms * Front porch with Yesteryear Charm! *

19. 2005-07-01
    soldstatus $24,000
20. 2005-06-08
    listed $31,900 147-char remark

    Show marketing remark (147 chars)

    * Cute 2bd, 1ba * Mature shade treed lot * Original woodwork * New vinyl floors in Kitchen and utility rooms * Front porch with Yesteryear Charm! *

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $11,312
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$905
• − Management: −$905
• − Depreciation: −$2,182
• Taxable income: $1,619
• Est. tax owed @ 24.0%: −$389
• After-tax cash flow: $2,328/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: Pleasanton
• NCES district ID: 2010770
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 20% ▲ 5.00%
• Median HH income: $39,830
• Composite: 22.17/100
• National rank: #13519
• State rank: #253 of 280 in KS

Livability — Pleasanton

• Score: 62/100
• State rank: #360
• US rank: #16295

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasanton, KS
• Population (ZIP): 2,305

Population outlook (Linn County) Hauer SSP2

• Today (2025): 9,581 people
• By 2030: 9,574 · -0.1%
• By 2040: 9,550 · -0.3%
• By 2050: 9,483 · -1.0%
• By 2075: 9,510 · -0.7%
• By 2100: 8,873 · -7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Linn

• 2024 margin: Solid R (+64.6) · D 17.0% · R 81.6% · Other 1.4%
• 2008→2024 swing: -28.6pp toward R · 2008: -36.0pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+62.8 2016: R+62.1 2012: R+45.9 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.84%
• Current HPI: 327.2567
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+135.1% since first listed

4 events — show timeline

• 2026-04-10 Listed $75,000 Heartland MLS as Distributed by MLS Grid
• 2005-07-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-07-01 Sold (Public Records) $24,000 Public Records
• 2005-06-08 Listed $31,900 Heartland MLS as Distributed by MLS Grid