106 E Jackson St · St. Francis, KS 67756

$90,000

2 bd · 1.5 ba · 600 sqft · SingleFamily public records · 35 Days on market

Built 1925

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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 +15.3/30.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +3.8/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Finished basement
• Built 1925
• Listed 34 days

Tags

• NEWLY INSTALLED CENTRAL HEAT
• NEW WINDOWS IN MAIN BEDROOM
• FINISHED BASEMENT
• SPACIOUS FENCED IN BACKYARD
• CARPORT AND STORAGE SHED
• ALL APPLIANCES INCLUDED

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $33 ($400/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $79k (12.2% below list).
• Recommended offer: $79k (12.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• St Francis Comm Schools (rural): math 40% / reading 35% proficiency, ranked #103 of 280 in KS (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $8k of equity ($622 loan paydown + $8k appreciation (8.4% local appreciation)).
• At projected returns (8.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $19k; list at $90k implies a 374% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,035 (12.2% below list)

Questions for the listing agent

1. It's been on market 35 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.64×
• Total profit: $41,350
• Equity at exit: $70,672

10-year hold

• IRR: 20.1%
• Equity multiple: 5.70×
• Total profit: $118,515
• Equity at exit: $142,533

Cash invested: $25,200 (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 67756

• Home prices YoY: 4.0%
• Active inventory: 3
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $790 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$82 /mo · $979/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $33

Break-even live

Break-even rent $748

Max offer price $90,000

Occupancy floor 91%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-16
   days on market $90,000 Active 35 DOM
2. 2026-06-15
   days on market $90,000 Active 34 DOM
3. 2026-06-13
   days on market $90,000 Active 32 DOM
4. 2026-06-12
   days on market $90,000 Active 31 DOM
5. 2026-06-09
   days on market $90,000 Active 28 DOM
6. 2026-06-08
   days on market $90,000 Active 27 DOM
7. 2026-06-07
   days on market $90,000 Active 26 DOM
8. 2026-06-05
   days on market $90,000 Active 24 DOM
9. 2026-06-04
   days on market $90,000 Active 22 DOM
10. 2026-06-02
    days on market $90,000 Active 21 DOM
11. 2026-06-01
    days on market $90,000 Active 20 DOM
12. 2026-05-31
    days on market $90,000 Active 19 DOM
13. 2026-05-31
    days on market $90,000 Active 18 DOM
14. 2026-05-12
    listed $90,000 Active
15. 1999-06-01
    soldstatus $19,000

ⓘ 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: $979 · $82/mo
• Projected year-2 tax: $1,269 · $106/mo
• Expected delta: +$290/yr (+$24/mo · 29.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,484
• − Mortgage interest: −$5,041
• − Property taxes: −$979
• − Insurance: −$450
• − Repairs & maintenance: −$759
• − Management: −$759
• − Depreciation: −$2,618
• Taxable loss: −$1,122
• Est. tax savings @ 24.0%: +$269
• After-tax cash flow: $669/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: St Francis Comm Schools
• NCES district ID: 2011880
• Math proficiency: 40% ▲ 10.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $41,216
• Composite: 34.12/100
• National rank: #10282
• State rank: #103 of 280 in KS

Livability — St. Francis

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Francis, KS
• Population (ZIP): 1,707

Population outlook (Cheyenne County) Hauer SSP2

• Today (2025): 2,625 people
• By 2030: 2,623 · -0.1%
• By 2040: 2,616 · -0.3%
• By 2050: 2,671 · +1.8%
• By 2075: 3,132 · +19.3%
• By 2100: 3,193 · +21.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Scotch-Irish 5% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Cheyenne

• 2024 margin: Solid R (+68.8) · D 14.5% · R 83.3% · Other 2.2%
• 2008→2024 swing: -13.8pp toward R · 2008: -55.1pp · 2024: -68.8pp
• All cycles: 2024: R+68.8 2020: R+67.0 2016: R+69.8 2012: R+65.1 2008: R+55.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.37%
• Current HPI: 216.3909
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+373.7% since first listed

2 events — show timeline

• 2026-05-12 Listed $90,000 FSBO.com
• 1999-06-01 Sold (Public Records) $19,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $979 · +8.8% YoY. Source: county tax records.