1513 20th St · Belleville, KS 66935

$79,000

2 bd · 1.5 ba · 1,064 sqft · SingleFamily public records · 163 Days on market

Built 1959 0.27 ac lot

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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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Appreciation +5.8/10.0
• 1% rule +5.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Key facts

• Outdoor curb appeal
• Large corner lot
• Huge back yard

Tags

• LARGE CORNER LOT
• HUGE BACK YARD
• HUGE SIDE YARD
• DETACHED GARAGE
• OUTDOOR CURB APPEAL
• SPACIOUS FAMILY ROOM

Property features AI

Exterior

• Utilities: Sewer available
• Home design: Single-family onsite-built home
• Exterior features: Single-level property; Crawl space foundation; Composition roof

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: One fireplace; Unfinished basement
• Laundry & utility: Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $82 ($985/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($795 rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#67 in KS, #4,020 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Republic County (rural): math 26% / reading 32% proficiency, ranked #115 of 169 in KS (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Belleville East Elementary (math 27% / reading 42%, grade F, #388 of 684 statewide, top 61%, 264 students, 58% FRL) — zoned schools average 58% FRL vs 36% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 6 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1 units permitted in Republic County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($546 loan paydown + $1k appreciation (1.6% local appreciation)).
• Republic County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $79k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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: 1.01% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.41×
• Total profit: $9,083
• Equity at exit: $29,485

10-year hold

• IRR: 11.4%
• Equity multiple: 2.47×
• Total profit: $32,513
• Equity at exit: $41,208

Cash invested: $22,120 (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 66935

• Home prices YoY: 1.1%
• Active inventory: 6
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $795 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $82

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 85%

Sensitivity live

Price	-10% $137	-5% $109	+0% $82	+5% $55	+10% $28
Rent	-10% $19	-5% $51	+0% $82	+5% $114	+10% $145
Rate	-1.0pp $122	-0.5pp $102	base $82	+0.5pp $62	+1.0pp $41

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1004 18th St Apt 202 Belleville, KS	2.0	1.0	782	$795	$1.02	44d	1	0.34mi

Listing history 19 events

1. 2026-06-14
   status $79,000 Pending 163 DOM
2. 2026-06-13
   days on market $79,000 Active 163 DOM
3. 2026-06-12
   days on market $79,000 Active 162 DOM
4. 2026-06-09
   days on market $79,000 Active 159 DOM
5. 2026-06-08
   days on market $79,000 Active 158 DOM
6. 2026-06-07
   days on market $79,000 Active 157 DOM
7. 2026-06-05
   days on market $79,000 Active 155 DOM
8. 2026-06-04
   days on market $79,000 Active 153 DOM
9. 2026-06-02
   days on market $79,000 Active 152 DOM
10. 2026-06-01
    days on market $79,000 Active 151 DOM
11. 2026-05-31
    days on market $79,000 Active 150 DOM
12. 2026-05-31
    days on market $79,000 Active 149 DOM
13. 2026-04-12
    price $79,000
14. 2026-03-11
    status Active
15. 2026-03-11
    price $82,000
16. 2026-02-19
    status Pending
17. 2025-12-04
    listed $98,000 Active
18. 1998-12-01
    soldstatus $35,000
19. 1998-10-01
    soldstatus $30,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,540
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$763
• − Management: −$763
• − Depreciation: −$2,298
• Taxable loss: −$290
• Est. tax savings @ 24.0%: +$70
• After-tax cash flow: $1,055/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: Republic County
• NCES district ID: 2000030
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $39,283
• Composite: 24.33/100
• National rank: #7701
• State rank: #115 of 169 in KS

Livability — Belleville

• Score: 75/100
• State rank: #67
• US rank: #4020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belleville, KS
• City population: 2,415
• Population (ZIP): 2,415

Population outlook (Republic County) Hauer SSP2

• Today (2025): 4,232 people
• By 2030: 4,032 · -4.7%
• By 2040: 3,659 · -13.5%
• By 2050: 3,412 · -19.4%
• By 2075: 3,518 · -16.9%
• By 2100: 3,307 · -21.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Lithuanian 5% Romanian 5% Serbian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Republic

• 2024 margin: Solid R (+65.7) · D 16.2% · R 81.9% · Other 1.9%
• 2008→2024 swing: -15.6pp toward R · 2008: -50.1pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+66.3 2016: R+65.3 2012: R+61.7 2008: R+50.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.60%
• Current HPI: 152.2854
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+163.3% since first listed

7 events — show timeline

• 2026-04-12 Price Changed $79,000 SCKMLS as Distributed by MLS Grid
• 2026-03-11 Relisted — SCKMLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $82,000 SCKMLS as Distributed by MLS Grid
• 2026-02-19 Pending — SCKMLS as Distributed by MLS Grid
• 2025-12-04 Listed $98,000 SCKMLS as Distributed by MLS Grid
• 1998-12-01 Sold (Public Records) $35,000 Public Records
• 1998-10-01 Sold (Public Records) $30,000 Public Records