1205 Vermont St · Elwood, KS 66024

$86,000

2 bd · 1.0 ba · 1,488 sqft · SingleFamily · 240 Days on market

Built 1920 0.32 ac lot ↓ 3% since listing

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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 +28.3/30.0
• DSCR +10.0/10.0
• Appreciation +8.1/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.32 acre lot
• Built 1920
• Listed 240 days

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Single-family residence; Ranch floor plan; One-story
• Construction: Composition roof; Other construction materials; Approximately 101+ years old
• Exterior features: Deck; Porch; City lot within city limits; Property partly in a flood plain

Interior

• Kitchen: Refrigerator; Electric range; Eat-in kitchen and formal dining area
• Bedrooms: 2 bedrooms (both on the first floor)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Ceiling fans; Walk-in closet(s); Sun room / enclosed porch
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#514 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety B; Watch: employment D, schools F, crime F.
• Market conditions: 4 active listings in the ZIP; 2 units permitted in Doniphan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($595 loan paydown + $5k appreciation (6.2% local appreciation)).
• Doniphan County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($76k) 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 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 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 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 F-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: 1.28% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.68%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $205,344
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 N 4th St	0.61mi	2/1.0	1,464 (-2%)	8mo	$75,000	$51	62
301 S 8th St	0.38mi	3/1.5 (+1)	1,378 (-7%)	9mo	$189,900	$138	55

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

Projected returns pro-forma

6.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 2.80×
• Total profit: $43,404
• Equity at exit: $55,201

10-year hold

• IRR: 25.3%
• Equity multiple: 5.72×
• Total profit: $113,740
• Equity at exit: $101,101

Cash invested: $24,080 (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 66024

• Home prices YoY: 2.9%
• Active inventory: 4
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$451
• Tax est. 1.5%: −$108 /mo · $1,290/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $275

Break-even live

Break-even rent $752

Max offer price $86,000

Occupancy floor 70%

Sensitivity live

Price	-10% $334	-5% $304	+0% $275	+5% $245	+10% $215
Rent	-10% $188	-5% $231	+0% $275	+5% $318	+10% $361
Rate	-1.0pp $318	-0.5pp $296	base $275	+0.5pp $252	+1.0pp $230

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $86,000 Active 240 DOM
2. 2026-06-19
   days on market $86,000 Active 238 DOM
3. 2026-06-18
   days on market $86,000 Active 237 DOM
4. 2026-06-17
   days on market $86,000 Active 236 DOM
5. 2026-06-16
   days on market $86,000 Active 235 DOM
6. 2026-06-15
   days on market $86,000 Active 234 DOM
7. 2026-06-14
   days on market $86,000 Active 232 DOM
8. 2026-06-12
   days on market $86,000 Active 231 DOM
9. 2026-06-09
   days on market $86,000 Active 228 DOM
10. 2026-06-08
    days on market $86,000 Active 227 DOM
11. 2026-06-07
    days on market $86,000 Active 226 DOM
12. 2026-06-05
    days on market $86,000 Active 224 DOM
13. 2026-06-04
    days on market $86,000 Active 222 DOM
14. 2026-06-02
    days on market $86,000 Active 221 DOM
15. 2026-06-01
    days on market $86,000 Active 220 DOM
16. 2026-05-31
    days on market $86,000 Active 219 DOM
17. 2026-05-31
    days on market $86,000 Active 218 DOM
18. 2026-04-22
    status Active
19. 2026-04-22
    price $86,000
20. 2026-03-30
    historical
21. 2026-01-14
    price $87,000
22. 2025-10-01
    listed $89,000 Active

ⓘ 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 5/10 Major 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,199
• − Mortgage interest: −$4,817
• − Property taxes: −$1,290
• − Insurance: −$430
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,502
• Taxable income: $2,048
• Est. tax owed @ 24.0%: −$491
• After-tax cash flow: $2,804/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)

No district data.

Livability — Elwood

• Score: 58/100
• State rank: #514
• US rank: #21540

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elwood, KS
• City population: 684
• Population (ZIP): 684

Population outlook (Doniphan County) Hauer SSP2

• Today (2025): 7,642 people
• By 2030: 7,442 · -2.6%
• By 2040: 7,085 · -7.3%
• By 2050: 6,806 · -10.9%
• By 2075: 6,511 · -14.8%
• By 2100: 6,309 · -17.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 16% Hispanic / Latino 9% Black 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Doniphan

• 2024 margin: Solid R (+63.5) · D 17.5% · R 81.0% · Other 1.4%
• 2008→2024 swing: -28.3pp toward R · 2008: -35.3pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+61.8 2016: R+59.9 2012: R+44.9 2008: R+35.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.21%
• Current HPI: 223.9554
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-3.4% since first listed

5 events — show timeline

• 2026-04-22 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $86,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $87,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-01 Listed $89,000 Heartland MLS as Distributed by MLS Grid