300 E 6th St · Washington, KS 66968

$139,000

4 bd · 2.0 ba · 2,426 sqft · SingleFamily public records · 168 Days on market

Built 1910 0.45 ac lot

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Why this score? — see what drove the D 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 +12.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.45 acre lot
• 3 garage spots
• Built 1910

Property features AI

Exterior

• Parking: Attached garage; Detached garage; 3 garage spaces
• Utilities: Public water
• Home design: Single family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Enclosed patio/porch; No fencing; Concrete road access

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air; Ceiling fans for cooling; Window unit(s)
• Interior features: Pantry; Breakfast bar; Ceiling fans

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $-10 ($-121/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (13.0% below list).
• Recommended offer: $121k (13.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#223 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Washington County Schools (rural): math 25% / reading 30% proficiency, ranked #201 of 280 in KS (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Washington Elementary (math 32% / reading 32%, grade F, #423 of 684 statewide, top 66%, 206 students, 52% FRL); Washington County High School (math 17% / reading 27%, grade F, #165 of 327 statewide, top 55%, 164 students, 49% FRL) — zoned schools average 51% FRL vs 34% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 3 active listings in the ZIP; 2 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($961 loan paydown + $933 appreciation (0.7% local appreciation)).
• Washington County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,994 (13.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.87% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-239
• Equity at exit: $45,091

10-year hold

• IRR: 4.9%
• Equity multiple: 1.58×
• Total profit: $22,462
• Equity at exit: $58,137

Cash invested: $38,920 (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 66968

• Home prices YoY: 0.4%
• Active inventory: 3
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$179 /mo · $2,149/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-10

Break-even live

Break-even rent $1,223

Max offer price $137,224

Occupancy floor 96%

Sensitivity live

Price	-10% $69	-5% $29	+0% $-10	+5% $-49	+10% $-89
Rent	-10% $-106	-5% $-58	+0% $-10	+5% $38	+10% $86
Rate	-1.0pp $60	-0.5pp $25	base $-10	+0.5pp $-46	+1.0pp $-83

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-01
   days on market $139,000 Active 168 DOM
2. 2026-05-31
   days on market $139,000 Active 167 DOM
3. 2026-05-31
   days on market $139,000 Active 166 DOM
4. 2026-04-14
   status Active
5. 2026-04-11
   historical
6. 2025-12-12
   listed $139,000 Active

ⓘ 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: $2,149 · $179/mo
• Projected year-2 tax: $2,149 · $179/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,519
• − Mortgage interest: −$7,786
• − Property taxes: −$2,149
• − Insurance: −$695
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$4,044
• Taxable loss: −$2,477
• Est. tax savings @ 24.0%: +$595
• After-tax cash flow: $474/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: Washington County Schools
• NCES district ID: 2000028
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $42,916
• Composite: 26.38/100
• National rank: #12660
• State rank: #201 of 280 in KS

Livability — Washington

• Score: 68/100
• State rank: #223
• US rank: #9850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington, KS
• Population (ZIP): 1,435

Population outlook (Washington County) Hauer SSP2

• Today (2025): 5,294 people
• By 2030: 5,175 · -2.2%
• By 2040: 5,047 · -4.7%
• By 2050: 5,007 · -5.4%
• By 2075: 5,226 · -1.3%
• By 2100: 5,363 · +1.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 7% Slovak 3% Serbian 1%
• Foreign-born: 2% · Canada, Guatemala
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+69.1) · D 14.7% · R 83.8% · Other 1.5%
• 2008→2024 swing: -15.8pp toward R · 2008: -53.3pp · 2024: -69.1pp
• All cycles: 2024: R+69.1 2020: R+65.6 2016: R+65.7 2012: R+62.4 2008: R+53.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.67%
• Current HPI: 176.6608
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-04-14 Relisted — FHAOR as distributed by MLS GRID
• 2026-04-11 Delisted — FHAOR as distributed by MLS GRID
• 2025-12-12 Listed $139,000 FHAOR as distributed by MLS GRID

Property tax history

+4.5%/yr

Latest (2025): $2,149 · -14.8% YoY. Source: county tax records.