316 E 5th St · Tonganoxie, KS 66086

$119,900

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 117 Days on market

Built 1900 5,254 sqft lot Est $196k · 39% under

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Why this score? — see what drove the C- 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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.7/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy sitting on this homes covered front porch any time of the year. Freshly painted bungalow with newer roof, heat and AC. Fenced backyard with shed. Walking distance to downtown and just 15 minutes to Lawrence and KC. Licensee assisting seller is an immediate family member licensed in KS and MO.

Key facts

• 5,254 sq ft lot
• Built 1900
• Listed 117 days

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One-story (ranch)
• Construction: Wood siding; Other roof
• Exterior features: Lot approximately 5,254 square feet; Not in a flood plain

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Ranch floor plan; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $68 ($811/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 $116k (2.8% below list).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.4% in Tonganoxie — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#137 in KS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Tonganoxie (town): math 25% / reading 34% proficiency, ranked #89 of 169 in KS (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Tonganoxie Elem (math 35% / reading 38%, grade F, #383 of 684 statewide, top 56%, 847 students, 30% FRL); Tonganoxie Middle School (math 19% / reading 32%, grade F, #104 of 219 statewide, top 49%, 436 students, 33% FRL); Tonganoxie High (math 12% / reading 27%, grade F, #216 of 327 statewide, top 70%, 642 students, 27% FRL).
• Market conditions: 193 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 347 units permitted in Leavenworth County in 2024 (50 in 5+ unit buildings).
• This rent is only 14% of the median local income ($98k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Leavenworth County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $18k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $120k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 0.97% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $195,888
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 E 2nd St	0.19mi	2/1.0	910 (-2%)	3mo	$239,950	$264	86
623 E 7th St	0.23mi	2/1.0	864 (-6%)	2mo	$125,000	$145	77
320 E 5th St	0.01mi	2/1.0	826 (-11%)	7mo	$179,950	$218	76
821 E 4th St	0.37mi	2/1.0	992 (+7%)	8mo	$204,950	$207	64
210 E 4th St	0.09mi	2/1.0	825 (-11%)	18mo	$175,000	$212	62
807 Pleasant St	0.37mi	2/1.0	884 (-4%)	19mo	$119,900	$136	60
705 Yoeke St	0.51mi	2/1.0	1,048 (+13%)	1mo	$185,000	$177	53
218 W 2nd St	0.44mi	2/1.0	1,035 (+12%)	13mo	$220,000	$213	49
1182 Greenwood Pkwy	0.67mi	3/1.5 (+1)	1,052 (+14%)	8mo	$289,950	$276	32

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

Projected returns pro-forma

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

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-15,092
• Equity at exit: $17,877

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-7,467
• Equity at exit: $10,367

Cash invested: $33,572 (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 66086

• Home prices YoY: -25.6%
• Active inventory: 193
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,165 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$174 /mo · $2,088/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $68

Break-even live

Break-even rent $1,079

Max offer price $119,900

Occupancy floor 89%

Sensitivity live

Price	-10% $135	-5% $102	+0% $68	+5% $34	+10% $0
Rent	-10% $-24	-5% $22	+0% $68	+5% $114	+10% $160
Rate	-1.0pp $128	-0.5pp $98	base $68	+0.5pp $37	+1.0pp $5

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Grace St Apt C Tonganoxie, KS	2.0	1.0	750	$895	$1.19	25d	1	0.37mi
301 Ridge St Unit C Tonganoxie, KS	1.0	1.0	750	$895	$1.19	9d	1	0.88mi

Listing history 31 events

1. 2026-06-22
   days on market $119,900 Active 117 DOM
2. 2026-06-19
   days on market $119,900 Active 115 DOM
3. 2026-06-18
   days on market $119,900 Active 114 DOM
4. 2026-06-17
   days on market $119,900 Active 113 DOM
5. 2026-06-16
   days on market $119,900 Active 112 DOM
6. 2026-06-15
   days on market $119,900 Active 111 DOM
7. 2026-06-14
   days on market $119,900 Active 109 DOM
8. 2026-06-13
   days on market $119,900 Active 108 DOM
9. 2026-06-09
   days on market $119,900 Active 105 DOM
10. 2026-06-08
    days on market $119,900 Active 104 DOM
11. 2026-06-07
    days on market $119,900 Active 103 DOM
12. 2026-06-05
    days on market $119,900 Active 100 DOM
13. 2026-06-03
    days on market $119,900 Active 99 DOM
14. 2026-06-02
    pricedays on market $119,900 Active 98 DOM
15. 2026-06-01
    days on market $121,900 Active 97 DOM
16. 2026-05-31
    days on market $121,900 Active 96 DOM
17. 2026-05-30
    days on market $121,900 Active 95 DOM
18. 2026-05-06
    price $121,900
19. 2026-04-27
    price $122,500
20. 2026-04-21
    price $124,900
21. 2026-04-15
    price $127,000
22. 2026-04-07
    price $128,800
23. 2026-03-26
    price $129,900
24. 2026-03-21
    price $132,500
25. 2026-03-13
    price $133,900
26. 2026-02-24
    listed $137,500 Active
27. 2024-12-02
    soldstatus $77,750
28. 2018-07-02
    soldstatus
29. 2018-06-28
    soldstatus Sold 299-char remark

    Show marketing remark (299 chars)

    Enjoy sitting on this homes covered front porch any time of the year. Freshly painted bungalow with newer roof, heat and AC. Fenced backyard with shed. Walking distance to downtown and just 15 minutes to Lawrence and KC. Licensee assisting seller is an immediate family member licensed in KS and MO.

30. 2018-03-15
    status Pending 299-char remark

    Show marketing remark (299 chars)

    Enjoy sitting on this homes covered front porch any time of the year. Freshly painted bungalow with newer roof, heat and AC. Fenced backyard with shed. Walking distance to downtown and just 15 minutes to Lawrence and KC. Licensee assisting seller is an immediate family member licensed in KS and MO.

31. 2018-03-11
    listed $89,900 Active 299-char remark

    Show marketing remark (299 chars)

    Enjoy sitting on this homes covered front porch any time of the year. Freshly painted bungalow with newer roof, heat and AC. Fenced backyard with shed. Walking distance to downtown and just 15 minutes to Lawrence and KC. Licensee assisting seller is an immediate family member licensed in KS and MO.

ⓘ 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: $2,088 · $174/mo
• Projected year-2 tax: $2,088 · $174/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,980
• − Mortgage interest: −$6,716
• − Property taxes: −$2,088
• − Insurance: −$600
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$3,488
• Taxable loss: −$1,149
• Est. tax savings @ 24.0%: +$276
• After-tax cash flow: $1,087/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: Tonganoxie
• NCES district ID: 2012210
• Math proficiency: 25% ▼ -7.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $66,669
• Composite: 27.35/100
• National rank: #6982
• State rank: #89 of 169 in KS

Livability — Tonganoxie

• Score: 71/100
• State rank: #137
• US rank: #6777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tonganoxie, KS
• County: Leavenworth County · 57,713 people
• City population: 10,940
• Metro: Kansas City, MO-KS
• Population (ZIP): 10,940
• Household income: $98,318
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 258.0

Population outlook (Leavenworth County) Hauer SSP2

• Today (2025): 85,138 people
• By 2030: 87,518 · +2.8%
• By 2040: 91,715 · +7.7%
• By 2050: 95,304 · +11.9%
• By 2075: 103,750 · +21.9%
• By 2100: 101,230 · +18.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 10% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Italian 3% Slovak 3%
• Foreign-born: 2% · China, Canada
• Languages at home: 97% English-only · Spanish 1% Chinese 1%

Political lean MEDSL · Leavenworth

• 2024 margin: Strong R (+22.8) · D 37.6% · R 60.4% · Other 2.1%
• 2008→2024 swing: -11.2pp toward R · 2008: -11.6pp · 2024: -22.8pp
• All cycles: 2024: R+22.8 2020: R+21.1 2016: R+24.7 2012: R+20.2 2008: R+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.89%
• Current HPI: 255.5239
• Rent YoY: —
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+35.6% since first listed

14 events — show timeline

• 2026-05-06 Price Changed $121,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $122,500 Heartland MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $124,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $127,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $128,800 Heartland MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $129,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-21 Price Changed $132,500 Heartland MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $133,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-24 Listed $137,500 Heartland MLS as Distributed by MLS Grid
• 2024-12-02 Sold (Public Records) $77,750 Public Records
• 2018-07-02 Sold (Public Records) — Public Records
• 2018-06-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-03-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2018-03-11 Listed $89,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+8.2%/yr

Latest (2025): $2,088 · -0.1% YoY. Source: county tax records.