203 E Sycamore St · Weir, KS 66781

$129,000

3 bd · 1.0 ba · 1,462 sqft · SingleFamily public records · 15 Days on market

Built 1900 0.62 ac lot Est $102k · 26% over

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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 +21.0/30.0
• Appreciation +8.9/10.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0

Key facts

• Expansive lot
• Built-in pantry
• Pocket doors

Tags

• ORIGINAL HARDWOOD TRIM
• POCKET DOORS
• BUILT-IN PANTRY
• SWING-OUT CABINETS
• WRAP-AROUND PORCH
• EXPANSIVE LOT

Property features AI

Finance

• Other: Above-grade finished living area reported (assessor source)
• Financial info: Annual tax noted (not included in feature details)
• HOA & community: No association fees

Exterior

• Parking: Attached garage facing the side; Off-street parking; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch floor plan; Residential property
• Construction: Block and lap siding construction; Composition roof; Approximately 101+ years old
• Exterior features: Covered patio; Paved road access; Lot approximately 26,880 sq ft

Interior

• Kitchen: Gas range
• Bedrooms: Three bedrooms on the main level (approx. 12' x 10', 10' x 12', 12' x 10')
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Ceiling fans; Pantry; Stained cabinets; Storm windows; Wood windows
• Laundry & utility: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $181 ($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 $125k (3.0% below list).
• Recommended offer: $125k (3.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#593 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A; Watch: schools D+, crime F, amenities F.
• Cherokee (rural): math 23% / reading 32% proficiency, ranked #127 of 169 in KS (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP; 17 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($892 loan paydown + $10k appreciation (7.9% local appreciation)).
• Cherokee County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,151 (3.0% below list)

Questions for the listing agent

1. Built in 1900 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $102,340
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 W Main St	0.27mi	2/1.0 (-1)	1,455 (-0%)	15mo	$85,000	$58	69
300 W Main St	0.26mi	2/1.0 (-1)	1,320 (-10%)	5mo	$165,000	$125	63
302 E Walnut St	0.09mi	3/2.0	1,344 (-8%)	19mo	$35,000	$26	62
703 S Washington St	0.24mi	3/2.0	1,545 (+6%)	24mo	$139,900	$91	56
511 W Wood St	0.51mi	2/1.0 (-1)	1,342 (-8%)	15mo	$79,900	$60	45
501 W Oak St	0.35mi	2/2.0 (-1)	1,276 (-13%)	21mo	$89,000	$70	36

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

Projected returns pro-forma

7.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.76×
• Total profit: $63,595
• Equity at exit: $96,876

10-year hold

• IRR: 22.1%
• Equity multiple: 5.87×
• Total profit: $175,835
• Equity at exit: $191,231

Cash invested: $36,120 (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 66781

• Home prices YoY: 4.6%
• Active inventory: 6
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,252 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$77 /mo · $926/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $181

Break-even live

Break-even rent $1,022

Max offer price $129,000

Occupancy floor 81%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $129,000 Active 15 DOM
2. 2026-06-18
   days on market $129,000 Active 14 DOM
3. 2026-06-17
   days on market $129,000 Active 13 DOM
4. 2026-06-16
   days on market $129,000 Active 12 DOM
5. 2026-06-15
   days on market $129,000 Active 11 DOM
6. 2026-06-14
   days on market $129,000 Active 9 DOM
7. 2026-06-12
   days on market $129,000 Active 8 DOM
8. 2026-06-09
   days on market $129,000 Active 5 DOM
9. 2026-06-08
   days on market $129,000 Active 4 DOM
10. 2026-06-07
    days on market $129,000 Active 3 DOM
11. 2026-06-05
    listed $129,000 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: $926 · $77/mo
• Projected year-2 tax: $1,819 · $152/mo
• Expected delta: +$893/yr (+$74/mo · 96.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,018
• − Mortgage interest: −$7,226
• − Property taxes: −$926
• − Insurance: −$645
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$3,753
• Taxable income: $66
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $2,160/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: Cherokee
• NCES district ID: 2004710
• Math proficiency: 23% ▼ -3.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $39,749
• Composite: 23.12/100
• National rank: #7956
• State rank: #127 of 169 in KS

Livability — Weir

• Score: 54/100
• State rank: #593
• US rank: #24241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weir, KS
• Population (ZIP): 1,155

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 18,848 people
• By 2030: 17,862 · -5.2%
• By 2040: 15,850 · -15.9%
• By 2050: 13,915 · -26.2%
• By 2075: 10,102 · -46.4%
• By 2100: 6,977 · -63.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 6%
• Common ancestry: Lithuanian 3% English 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+52.9) · D 22.6% · R 75.5% · Other 1.9%
• 2008→2024 swing: -29.2pp toward R · 2008: -23.7pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+49.9 2016: R+48.4 2012: R+29.5 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.87%
• Current HPI: 180.0402
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-04 Listed $129,000 Heartland MLS as Distributed by MLS Grid

Property tax history

-0.1%/yr

Latest (2025): $926 · +2.6% YoY. Source: county tax records.