806 S Taylor St · Pratt, KS 67124-2451

$75,000

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 2 Days on market

Built 1930 6,969 sqft 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move in ready 3 bedroom, one bath home in Pratt KS. Home has refinished wood floors in the living/dining room and both bedrooms. Home has had updated plumbing, electrical and heat and air several years ago. In addition a third bedroom has a new wood laminate floor. Kitchen has a large island and a ceramic tile floor. Bath also has a ceramic tile floor and tub/shower. East side of the house has a deck plus there is a carport and cement area that would be great for a picnic table. Call Today.

Key facts

• 6,969 sq ft lot
• Garage
• Built 1930

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 76/100 on livability (#44 in KS, #3,279 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D, amenities F.
• Pratt (town): math 31% / reading 37% proficiency, ranked #69 of 169 in KS (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Southwest Elem (math 52% / reading 47%, grade D, #165 of 684 statewide, top 28%, 525 students, 46% FRL); Liberty Middle School (math 23% / reading 36%, grade F, #72 of 219 statewide, top 38%, 329 students, 54% FRL); Pratt Sr High (math 22% / reading 22%, grade F, #165 of 327 statewide, top 55%, 325 students, 43% FRL).
• Market conditions: 1 active listings in the ZIP; 4 units permitted in Pratt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Pratt County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 9y ago 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 $9k; list at $75k implies a 772% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 1.48% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.62%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.9%
• Equity multiple: 2.53×
• Total profit: $32,029
• Equity at exit: $33,723

10-year hold

• IRR: 27.5%
• Equity multiple: 4.90×
• Total profit: $81,853
• Equity at exit: $51,972

Cash invested: $21,000 (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 67124-2451

• Active inventory: 1
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $361

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 63%

Sensitivity live

Price	-10% $413	-5% $387	+0% $361	+5% $335	+10% $309
Rent	-10% $273	-5% $317	+0% $361	+5% $405	+10% $449
Rate	-1.0pp $399	-0.5pp $380	base $361	+0.5pp $341	+1.0pp $322

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-25
   status Pending
2. 2026-04-25
   status Pending
3. 2026-04-24
   listed $75,000 Active
4. 2026-04-23
   listed $75,000 Active
5. 2021-05-07
   soldstatus 495-char remark

   Show marketing remark (495 chars)

   Move in ready 3 bedroom, one bath home in Pratt KS. Home has refinished wood floors in the living/dining room and both bedrooms. Home has had updated plumbing, electrical and heat and air several years ago. In addition a third bedroom has a new wood laminate floor. Kitchen has a large island and a ceramic tile floor. Bath also has a ceramic tile floor and tub/shower. East side of the house has a deck plus there is a carport and cement area that would be great for a picnic table. Call Today.

6. 2020-09-28
   listed $52,500 495-char remark

   Show marketing remark (495 chars)

   Move in ready 3 bedroom, one bath home in Pratt KS. Home has refinished wood floors in the living/dining room and both bedrooms. Home has had updated plumbing, electrical and heat and air several years ago. In addition a third bedroom has a new wood laminate floor. Kitchen has a large island and a ceramic tile floor. Bath also has a ceramic tile floor and tub/shower. East side of the house has a deck plus there is a carport and cement area that would be great for a picnic table. Call Today.

7. 2019-01-05
   listed $48,500
8. 2017-10-04
   listed $110,000
9. 1998-05-01
   soldstatus $8,600

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 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: $13,353
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$2,182
• Taxable income: $3,334
• Est. tax owed @ 24.0%: −$800
• After-tax cash flow: $3,529/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: Pratt
• NCES district ID: 2010890
• Math proficiency: 31% ▼ -2.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $46,198
• Composite: 29.14/100
• National rank: #6583
• State rank: #69 of 169 in KS

Livability — Pratt

• Score: 76/100
• State rank: #44
• US rank: #3279

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pratt, KS

Population outlook (Pratt County) Hauer SSP2

• Today (2025): 9,946 people
• By 2030: 10,018 · +0.7%
• By 2040: 10,264 · +3.2%
• By 2050: 10,693 · +7.5%
• By 2075: 12,041 · +21.1%
• By 2100: 12,973 · +30.4%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+772.1% since first listed

9 events — show timeline

• 2026-04-25 Pending — MKMLS as distributed by MLS GRID
• 2026-04-25 Pending — SCKMLS as Distributed by MLS Grid
• 2026-04-24 Listed $75,000 MKMLS as distributed by MLS GRID
• 2026-04-23 Listed $75,000 SCKMLS as Distributed by MLS Grid
• 2021-05-07 Sold (MLS) — MKMLS as distributed by MLS GRID
• 2020-09-28 Listed $52,500 MKMLS as distributed by MLS GRID
• 2019-01-05 Listed $48,500 MKMLS as distributed by MLS GRID
• 2017-10-04 Listed $110,000 MKMLS as distributed by MLS GRID
• 1998-05-01 Sold (Public Records) $8,600 Public Records