1238 S Judson St · Fort Scott, KS 66701

$99,900

2 bd · 1.0 ba · 1,051 sqft · SingleFamily public records · 5 Days on market

Built 1928 0.28 ac lot Est $111k · 10% 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 +22.7/30.0
• ARV discount +12.1/15.0
• DSCR +7.3/10.0
• 1% rule +4.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Some electrical and plumbing updates have been made. Newer metal roof. Some plaster wall coverings have been removed for you. Hardwood floors appear to be in good condition. Utility style basement. 2 BR home in established neighborhood with mature shade trees. Bring your own DIY skills and revitalize this craftsman bungalow.

Key facts

• Updated systems
• Front porch
• Modern finishes

Tags

• FRONT PORCH
• OPEN INTERIOR SPACES
• COSMETIC UPDATES
• UPDATED SYSTEMS
• MODERN FINISHES

Property features AI

Finance

• Other: Not in a flood plain
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Cable available; Fiber available; High-speed internet available
• Home design: Single-family residence; Bungalow floor plan; One story; Estimated age: 76–100 years
• Construction: Frame construction; Metal roof
• Exterior features: Porch; Paved road access; Lot roughly 100 x 120 (12,000 sq ft)

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: No heating; No cooling
• Interior features: Formal dining area; Porch
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/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 $98k (2.3% below list).
• Recommended offer: $98k (2.3% below list) — sets the bar for 1% rule.
• Cap rate 8.4% vs local median 4.9% in Fort Scott — 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 66/100 on livability (#259 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D, amenities F, commute F.
• Fort Scott (town): math 19% / reading 28% proficiency, ranked #150 of 169 in KS (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 70 active listings in the ZIP; 5 units permitted in Bourbon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bourbon County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $16k; list at $100k implies a 512% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,642 (2.3% below list)

Questions for the listing agent

1. Built in 1928 — 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: 0.98% ✗
• Cap rate: 8.35%
• Cash-on-cash: 7.35%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $111,406
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
915 S National St	0.29mi	2/1.0	1,180 (+12%)	12mo	$135,000	$114	56
715 Burke Street Burke St	0.67mi	2/1.5	1,040 (-1%)	12mo	$120,000	$115	55
820 S Margrave St	0.69mi	3/1.0 (+1)	1,060 (+1%)	8mo	$149,900	$141	55
410 W 8th St	0.47mi	2/1.0	912 (-13%)	4mo	$25,000	$27	53
715 E National Ave	0.61mi	2/1.0	944 (-10%)	2mo	$99,900	$106	53
841 S Scott St	0.40mi	3/1.0 (+1)	912 (-13%)	5mo	$45,000	$49	50
1315 S Little St	0.73mi	3/1.0 (+1)	1,092 (+4%)	6mo	$105,000	$96	50
750 S Holbrook St	0.51mi	3/1.0 (+1)	924 (-12%)	11mo	$97,500	$106	42
713 Osbun St	0.64mi	2/2.0	956 (-9%)	12mo	$115,000	$120	41
718 S Burke St	0.69mi	2/1.0	924 (-12%)	10mo	$87,500	$95	40
1907 S Horton St	0.59mi	2/2.0	1,180 (+12%)	11mo	$124,500	$106	39
624 E 10th St	0.55mi	3/2.0 (+1)	1,199 (+14%)	11mo	$125,000	$104	33

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-5,317
• Equity at exit: $14,895

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $9,255
• Equity at exit: $8,638

Cash invested: $27,972 (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 66701

• Home prices YoY: -10.4%
• Active inventory: 70
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $976 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$35 /mo · $414/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $171

Break-even live

Break-even rent $760

Max offer price $99,900

Occupancy floor 77%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-04
   statusdays on market $99,900 Pending 5 DOM
2. 2026-06-02
   days on market $99,900 Active 4 DOM
3. 2026-06-01
   days on market $99,900 Active 3 DOM
4. 2026-05-31
   status $99,900 Active 2 DOM
5. 2026-05-15
   status Pending
6. 2026-05-13
   listed $99,900 Active
7. 2025-12-04
   soldstatus Closed 326-char remark

   Show marketing remark (326 chars)

   Some electrical and plumbing updates have been made. Newer metal roof. Some plaster wall coverings have been removed for you. Hardwood floors appear to be in good condition. Utility style basement. 2 BR home in established neighborhood with mature shade trees. Bring your own DIY skills and revitalize this craftsman bungalow.

8. 2025-12-04
   soldstatus

   Show marketing remark (326 chars)

   Some electrical and plumbing updates have been made. Newer metal roof. Some plaster wall coverings have been removed for you. Hardwood floors appear to be in good condition. Utility style basement. 2 BR home in established neighborhood with mature shade trees. Bring your own DIY skills and revitalize this craftsman bungalow.

9. 2025-08-05
   status Pending 326-char remark

   Show marketing remark (326 chars)

   Some electrical and plumbing updates have been made. Newer metal roof. Some plaster wall coverings have been removed for you. Hardwood floors appear to be in good condition. Utility style basement. 2 BR home in established neighborhood with mature shade trees. Bring your own DIY skills and revitalize this craftsman bungalow.

10. 2025-07-07
    price $35,000 326-char remark

    Show marketing remark (326 chars)

    Some electrical and plumbing updates have been made. Newer metal roof. Some plaster wall coverings have been removed for you. Hardwood floors appear to be in good condition. Utility style basement. 2 BR home in established neighborhood with mature shade trees. Bring your own DIY skills and revitalize this craftsman bungalow.

11. 2025-06-17
    listed $39,000 Active 326-char remark

    Show marketing remark (326 chars)

    Some electrical and plumbing updates have been made. Newer metal roof. Some plaster wall coverings have been removed for you. Hardwood floors appear to be in good condition. Utility style basement. 2 BR home in established neighborhood with mature shade trees. Bring your own DIY skills and revitalize this craftsman bungalow.

12. 2021-08-12
    soldstatus
13. 2021-08-11
    soldstatus Closed 306-char remark

    Show marketing remark (306 chars)

    2 Bedroom, 1 Bath Bungalow on Judson Street close to Winfield Scott Elementary School and the Fort Scott High School. This home is ready to be renovated to fit the needs of the new owner. Home features jack-and-jill style bathroom, hardwood floors, arched doorways, front porch and is situated on two lots.

14. 2021-07-19
    status Pending 306-char remark

    Show marketing remark (306 chars)

    2 Bedroom, 1 Bath Bungalow on Judson Street close to Winfield Scott Elementary School and the Fort Scott High School. This home is ready to be renovated to fit the needs of the new owner. Home features jack-and-jill style bathroom, hardwood floors, arched doorways, front porch and is situated on two lots.

15. 2021-07-05
    listed $20,000 Active 306-char remark

    Show marketing remark (306 chars)

    2 Bedroom, 1 Bath Bungalow on Judson Street close to Winfield Scott Elementary School and the Fort Scott High School. This home is ready to be renovated to fit the needs of the new owner. Home features jack-and-jill style bathroom, hardwood floors, arched doorways, front porch and is situated on two lots.

16. 2012-12-04
    soldstatus
17. 2004-12-01
    soldstatus $16,323
18. 1994-01-01
    soldstatus $28,000
19. 1992-01-01
    soldstatus $27,500

ⓘ 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: $414 · $35/mo
• Projected year-2 tax: $1,409 · $117/mo
• Expected delta: +$994/yr (+$83/mo · 239.9%)

ⓘ 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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $11,717
• − Mortgage interest: −$5,596
• − Property taxes: −$414
• − Insurance: −$500
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$2,906
• Taxable income: $426
• Est. tax owed @ 24.0%: −$102
• After-tax cash flow: $1,954/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: Fort Scott
• NCES district ID: 2006180
• Math proficiency: 19% ▼ -3.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $38,034
• Composite: 19.64/100
• National rank: #8741
• State rank: #150 of 169 in KS

Livability — Fort Scott

• Score: 66/100
• State rank: #259
• US rank: #11422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Scott, KS
• Population (ZIP): 11,075

Population outlook (Bourbon County) Hauer SSP2

• Today (2025): 13,761 people
• By 2030: 13,139 · -4.5%
• By 2040: 11,920 · -13.4%
• By 2050: 10,892 · -20.8%
• By 2075: 8,645 · -37.2%
• By 2100: 6,751 · -50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 2% Serbian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Bourbon

• 2024 margin: Solid R (+54.2) · D 22.0% · R 76.1% · Other 1.9%
• 2008→2024 swing: -26.9pp toward R · 2008: -27.2pp · 2024: -54.2pp
• All cycles: 2024: R+54.2 2020: R+52.0 2016: R+50.8 2012: R+33.9 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.03%
• Current HPI: 172.2531
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+263.3% since first listed

15 events — show timeline

• 2026-05-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-13 Listed $99,900 Heartland MLS as Distributed by MLS Grid
• 2025-12-04 Sold (Public Records) — Public Records
• 2025-12-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2025-08-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-07-07 Price Changed $35,000 Heartland MLS as Distributed by MLS Grid
• 2025-06-17 Listed $39,000 Heartland MLS as Distributed by MLS Grid
• 2021-08-12 Sold (Public Records) — Public Records
• 2021-08-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-07-19 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-07-05 Listed $20,000 Heartland MLS as Distributed by MLS Grid
• 2012-12-04 Sold (Public Records) — Public Records
• 2004-12-01 Sold (Public Records) $16,323 Public Records
• 1994-01-01 Sold (Public Records) $28,000 Public Records
• 1992-01-01 Sold (Public Records) $27,500 Public Records

Property tax history

-7.1%/yr

Latest (2025): $414 · +2.8% YoY. Source: county tax records.