1709 N Joplin St · Pittsburg, KS 66762

$125,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 85 Days on market

Built 1920 10,100 sqft lot $112/sqft · 25% above area Est $100k · 25% 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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +6.4/10.0
• Rent growth +5.0/5.0
• Livability +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming bungalow located close to schools and shopping. Recent updates include new windows, roof, water heater, some plumbing and electrical, kitchen flooring, ductwork, sump pump, and garage door opener. The kitchen and back porch were also upgraded. Original wood floors. Wood-burning fireplace. This home is move-in ready.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 5.4% in Pittsburg — 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 (#270 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A; Watch: schools D, crime F, amenities F.
• Pittsburg (town): math 29% / reading 31% proficiency, ranked #111 of 169 in KS (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+13.8%/yr); 139 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 65 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($118k) 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.
• Current owner paid $39k; list at $125k implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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 1920 — 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. 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?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.18%
• DSCR: 1.50
• GRM: 7.3

CMA / ARV

• ARV (median comp): $99,619
• List price: $125,000
• Delta: 25.48%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1906 N Smelter St	0.21mi	3/1.0	1,120 (0%)	1mo	$117,500	$105	89
1811 N Michigan N/A	0.23mi	3/1.5	1,152 (+3%)	2mo	$139,900	$121	81
211 E 21st St	0.23mi	2/1.0 (-1)	1,104 (-1%)	4mo	$45,000	$41	79
205 W 18th St	0.35mi	3/1.0	1,080 (-4%)	1mo	$125,000	$116	77
101 E 22nd St	0.35mi	3/2.0	1,085 (-3%)	7mo	$68,000	$63	68
409 E 8th St	0.58mi	3/1.0	1,088 (-3%)	5mo	$115,000	$106	64
801 E 9th St	0.66mi	3/1.0	1,152 (+3%)	4mo	$62,500	$54	61
406 E 8th St	0.61mi	2/1.0 (-1)	1,131 (+1%)	5mo	$79,900	$71	61
210 E 21st St	0.20mi	2/2.0 (-1)	1,237 (+10%)	5mo	$93,000	$75	60
909 E 13th St	0.64mi	2/2.0 (-1)	1,224 (+9%)	2mo	$120,000	$98	44
1002 E 13th St	0.74mi	2/1.0 (-1)	988 (-12%)	0mo	$25,000	$25	41
605 E 27th St	0.66mi	3/1.5	1,268 (+13%)	6mo	$164,900	$130	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.23×
• Total profit: $8,032
• Equity at exit: $18,638

10-year hold

• IRR: 19.0%
• Equity multiple: 2.94×
• Total profit: $67,937
• Equity at exit: $10,808

Cash invested: $35,000 (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 66762

• Rents YoY: 13.8%
• Active inventory: 139
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$92 /mo · $1,099/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $326

Break-even live

Break-even rent $1,012

Max offer price $125,000

Occupancy floor 72%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
544 E 23rd St Pittsburg, KS	3.0	2.0	1190	$1,800	$1.51	43d	1	0.41mi
1019 E 15th St Pittsburg, KS	3.0	1.0	1222	$1,050	$0.86	43d	1	0.77mi
511 W 2nd St Pittsburg, KS	2.0	1.0	846	$850	$1.00	43d	1	1.21mi
102 Creekside Way Pittsburg, KS	2.0	2.0	1450	$2,000	$1.38	43d	2	1.38mi

Listing history 25 events

1. 2026-06-19
   days on market $125,000 Active 85 DOM
2. 2026-06-18
   days on market $125,000 Active 84 DOM
3. 2026-06-17
   days on market $125,000 Active 83 DOM
4. 2026-06-16
   days on market $125,000 Active 82 DOM
5. 2026-06-15
   days on market $125,000 Active 81 DOM
6. 2026-06-14
   days on market $125,000 Active 79 DOM
7. 2026-06-13
   days on market $125,000 Active 78 DOM
8. 2026-06-10
   days on market $125,000 Active 76 DOM
9. 2026-06-09
   days on market $125,000 Active 75 DOM
10. 2026-06-08
    days on market $125,000 Active 74 DOM
11. 2026-06-07
    days on market $125,000 Active 73 DOM
12. 2026-06-05
    days on market $125,000 Active 70 DOM
13. 2026-06-03
    days on market $125,000 Active 69 DOM
14. 2026-06-02
    days on market $125,000 Active 68 DOM
15. 2026-06-01
    days on market $125,000 Active 67 DOM
16. 2026-05-31
    days on market $125,000 Active 66 DOM
17. 2026-05-30
    days on market $125,000 Active 65 DOM
18. 2026-03-26
    listed $125,000 Active 326-char remark

    Show marketing remark (326 chars)

    Charming bungalow located close to schools and shopping. Recent updates include new windows, roof, water heater, some plumbing and electrical, kitchen flooring, ductwork, sump pump, and garage door opener. The kitchen and back porch were also upgraded. Original wood floors. Wood-burning fireplace. This home is move-in ready.

19. 2025-10-20
    historical
20. 2025-06-12
    price $134,500
21. 2025-03-31
    listed $137,000 Active
22. 2019-08-20
    soldstatus
23. 2006-07-01
    soldstatus $39,000
24. 2000-05-01
    soldstatus $15,000
25. 1992-04-01
    soldstatus $6,900

ⓘ 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: $1,099 · $92/mo
• Projected year-2 tax: $1,762 · $147/mo
• Expected delta: +$664/yr (+$55/mo · 60.4%)

ⓘ 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 ≥108°F today · 19 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: $17,094
• − Mortgage interest: −$7,002
• − Property taxes: −$1,099
• − Insurance: −$625
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$3,636
• Taxable income: $1,997
• Est. tax owed @ 24.0%: −$479
• After-tax cash flow: $3,435/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: Pittsburg
• NCES district ID: 2010710
• Math proficiency: 29% ▼ -5.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $33,608
• Composite: 24.63/100
• National rank: #7629
• State rank: #111 of 169 in KS

Livability — Pittsburg

• Score: 66/100
• State rank: #270
• US rank: #12149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pittsburg, KS
• County: Crawford County · 24,907 people
• City population: 24,907
• Metro: Pittsburg, KS
• Population (ZIP): 24,907
• Household income: $50,511
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1186.0

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,393 people
• By 2030: 39,540 · +0.4%
• By 2040: 39,452 · +0.1%
• By 2050: 39,188 · -0.5%
• By 2075: 39,038 · -0.9%
• By 2100: 38,219 · -3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Two or more races 5% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 1%

Political lean MEDSL · Crawford

• 2024 margin: Strong R (+25.3) · D 36.5% · R 61.7% · Other 1.8%
• 2008→2024 swing: -26.7pp toward R · 2008: 1.4pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+23.1 2016: R+23.1 2012: R+6.5 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.14%
• Current HPI: 158.7878
• Rent YoY: ▲ 13.80%
• Metro: Pittsburg, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+1711.6% since first listed

8 events — show timeline

• 2026-03-26 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-20 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-06-12 Price Changed $134,500 Heartland MLS as Distributed by MLS Grid
• 2025-03-31 Listed $137,000 Heartland MLS as Distributed by MLS Grid
• 2019-08-20 Sold (Public Records) — Public Records
• 2006-07-01 Sold (Public Records) $39,000 Public Records
• 2000-05-01 Sold (Public Records) $15,000 Public Records
• 1992-04-01 Sold (Public Records) $6,900 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,099 · +10.5% YoY. Source: county tax records.