513 Niagara St · Burlington, KS 66839

$89,000

5 bd · 2.0 ba · 2,370 sqft · SingleFamily public records · 3 Days on market

Built 1920 5,400 sqft lot

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This bright, airy home is a find for the right person or couple. We've got you with this 2-story bungalow, located a block away from the elementary school. It has five beds, two bath, 2370 square feet, and a floor plan designed to use all the space available. The home is being sole "AS IS". Built in the 1920's this home has original solid wood doors, wood floors, and built ins. The possibilities are endless with this beauty.

Key facts

• 2 story bungalow
• Original character
• Built in features

Tags

• 2 STORY BUNGALOW
• ORIGINAL CHARACTER
• SOLID WOOD DOORS
• HARDWOOD FLOORS
• BUILT IN FEATURES
• FUNCTIONAL FLOOR PLAN

Property features AI

Finance

• Other: Living area reported as 3,723 square feet (total above and below grade finished areas reported separately)
• Financial info: Annual tax amount listed
• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Two-story floor plan
• Construction: Frame construction; Composition roof; Built over 100 years ago
• Exterior features: Lot approximately 5,400 square feet; Flood plain status unknown; Directions: Take Highway 75 to Niagara Street, turn west; home is 1.5 blocks in on the south side of the street.

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Full, unfinished concrete basement; One fireplace

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).

Location & tenants

• Location reads 76/100 on livability (#57 in KS, #3,781 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D, amenities F.
• Burlington (town): math 34% / reading 37% proficiency, ranked #54 of 169 in KS (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 40 active listings in the ZIP; 29 units permitted in Coffey County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Coffey County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.31% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.33%
• DSCR: 1.68
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $324,690
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 N 3rd St	0.63mi	4/2.0 (-1)	2,186 (-8%)	13mo	$299,000	$137	42

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: 6.0%
• Equity multiple: 1.24×
• Total profit: $5,860
• Equity at exit: $13,270

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $31,241
• Equity at exit: $7,695

Cash invested: $24,920 (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 66839

• Home prices YoY: -11.8%
• Active inventory: 40
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $318

Break-even live

Break-even rent $760

Max offer price $89,000

Occupancy floor 68%

Sensitivity live

Price	-10% $369	-5% $343	+0% $318	+5% $293	+10% $268
Rent	-10% $226	-5% $272	+0% $318	+5% $364	+10% $410
Rate	-1.0pp $363	-0.5pp $341	base $318	+0.5pp $295	+1.0pp $272

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-21
   days on market $89,000 Active 3 DOM
2. 2026-06-18
   listed $89,000 Active 1 DOM

ⓘ 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: $1,157 · $96/mo
• Projected year-2 tax: $1,255 · $105/mo
• Expected delta: +$98/yr (+$8/mo · 8.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,952
• − Mortgage interest: −$4,985
• − Property taxes: −$1,157
• − Insurance: −$445
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$2,589
• Taxable income: $2,544
• Est. tax owed @ 24.0%: −$610
• After-tax cash flow: $3,209/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: Burlington
• NCES district ID: 2004290
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $53,723
• Composite: 31.12/100
• National rank: #6064
• State rank: #54 of 169 in KS

Livability — Burlington

• Score: 76/100
• State rank: #57
• US rank: #3781

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burlington, KS
• Population (ZIP): 3,904

Population outlook (Coffey County) Hauer SSP2

• Today (2025): 8,172 people
• By 2030: 8,015 · -1.9%
• By 2040: 7,612 · -6.9%
• By 2050: 7,178 · -12.2%
• By 2075: 6,580 · -19.5%
• By 2100: 5,971 · -26.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 14% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Coffey

• 2024 margin: Solid R (+55.7) · D 21.3% · R 77.0% · Other 1.6%
• 2008→2024 swing: -10.0pp toward R · 2008: -45.7pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+55.7 2016: R+57.3 2012: R+51.5 2008: R+45.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.99%
• Current HPI: 247.43
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+18.7% since first listed

3 events — show timeline

• 2026-06-17 Listed $89,000 Heartland MLS as Distributed by MLS Grid
• 2022-04-01 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2022-01-28 Listed $75,000 Sunflower MLS as distributed by MLS GRID

Property tax history

+3.4%/yr

Latest (2025): $1,157 · +13.8% YoY. Source: county tax records.