303 Chick St · Council Grove, KS 66846

$94,900

4 bd · 1.0 ba · 1,277 sqft · SingleFamily public records · 83 Days on market

Built 1886 0.26 ac 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 +27.5/30.0
• DSCR +9.7/10.0
• Appreciation +7.6/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Neat home with wood floors and three to four bedrooms! Sitting on a corner lot, the home has central air and heat on the main level and a second unit for the upstairs, a formal dining room, deck, circle drive, partial basement, and more! Give Council Grove Realty a call at [phone] for more information and to schedule your showing!

Key facts

• Open space
• Spacious corner lot
• Large living room

Tags

• SPACIOUS CORNER LOT
• MATURE TREES
• OPEN SPACE
• LARGE LIVING ROOM
• AMPLE CABINET SPACE
• MAIN-LEVEL LAUNDRY

Property features AI

Exterior

• Parking: Detached 1-car garage
• Home design: Single-family home; One and one-half story
• Exterior features: 0.26-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Gas water heater; Basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#22 in KS, #2,091 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, employment C-, commute F.
• Morris County (rural): math 39% / reading 41% proficiency, ranked #34 of 169 in KS (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Prairie Heights Elementary School (math 64% / reading 64%, grade B, #45 of 684 statewide, top 8%, 85 students, 65% FRL); Council Grove Junior Senior High School (math 37% / reading 32%, grade F, #32 of 327 statewide, top 13%, 350 students, 50% FRL) — zoned schools average 57% FRL vs 35% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 26 active listings in the ZIP; 1 units permitted in Morris County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($656 loan paydown + $5k appreciation (5.1% local appreciation)).
• Morris County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $95k implies a 1125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1886 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1886 — 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: 1.25% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.70%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.52×
• Total profit: $40,488
• Equity at exit: $54,508

10-year hold

• IRR: 23.3%
• Equity multiple: 5.01×
• Total profit: $106,647
• Equity at exit: $94,683

Cash invested: $26,572 (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 66846

• Home prices YoY: 2.7%
• Active inventory: 26
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,186 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $281

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 71%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $94,900 Active 83 DOM
2. 2026-06-18
   days on market $94,900 Active 82 DOM
3. 2026-06-17
   days on market $94,900 Active 81 DOM
4. 2026-06-16
   days on market $94,900 Active 80 DOM
5. 2026-06-15
   days on market $94,900 Active 79 DOM
6. 2026-06-14
   days on market $94,900 Active 77 DOM
7. 2026-06-12
   days on market $94,900 Active 76 DOM
8. 2026-06-09
   days on market $94,900 Active 73 DOM
9. 2026-06-08
   days on market $94,900 Active 72 DOM
10. 2026-06-07
    pricedays on market $94,900 Active 71 DOM
11. 2026-06-05
    days on market $99,900 Active 69 DOM
12. 2026-06-03
    days on market $99,900 Active 67 DOM
13. 2026-06-02
    days on market $99,900 Active 66 DOM
14. 2026-06-01
    days on market $99,900 Active 65 DOM
15. 2026-05-31
    days on market $99,900 Active 64 DOM
16. 2026-05-30
    days on market $99,900 Active 63 DOM
17. 2026-03-28
    listed $99,900 Active
18. 2022-08-31
    soldstatus 338-char remark

    Show marketing remark (338 chars)

    Neat home with wood floors and three to four bedrooms! Sitting on a corner lot, the home has central air and heat on the main level and a second unit for the upstairs, a formal dining room, deck, circle drive, partial basement, and more! Give Council Grove Realty a call at [phone] for more information and to schedule your showing!

19. 2022-06-10
    listed $79,900 338-char remark

    Show marketing remark (338 chars)

    Neat home with wood floors and three to four bedrooms! Sitting on a corner lot, the home has central air and heat on the main level and a second unit for the upstairs, a formal dining room, deck, circle drive, partial basement, and more! Give Council Grove Realty a call at [phone] for more information and to schedule your showing!

20. 1994-03-01
    soldstatus $7,750

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,234
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$2,761
• Taxable income: $1,982
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $2,899/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: Morris County
• NCES district ID: 2005280
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $44,531
• Composite: 33.97/100
• National rank: #5325
• State rank: #34 of 169 in KS

Livability — Council Grove

• Score: 79/100
• State rank: #22
• US rank: #2091

Category grades

Amenities C- 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: Council Grove, KS
• Population (ZIP): 3,331

Population outlook (Morris County) Hauer SSP2

• Today (2025): 5,249 people
• By 2030: 5,035 · -4.1%
• By 2040: 4,640 · -11.6%
• By 2050: 4,331 · -17.5%
• By 2075: 3,990 · -24.0%
• By 2100: 3,696 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Morris

• 2024 margin: Solid R (+46.6) · D 25.8% · R 72.4% · Other 1.8%
• 2008→2024 swing: -12.5pp toward R · 2008: -34.1pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+47.9 2016: R+46.9 2012: R+41.4 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.13%
• Current HPI: 197.7492
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1189.0% since first listed

4 events — show timeline

• 2026-03-28 Listed $99,900 Sunflower MLS as distributed by MLS GRID
• 2022-08-31 Sold (MLS) — FHAOR as distributed by MLS GRID
• 2022-06-10 Listed $79,900 FHAOR as distributed by MLS GRID
• 1994-03-01 Sold (Public Records) $7,750 Public Records