2404 Morgan St · Coffeyville, KS 67337

$78,000

2 bd · 1.0 ba · 886 sqft · SingleFamily public records · 33 Days on market

Built 1954 0.41 ac lot Est $84k · 7% under

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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 +27.5/30.0
• ARV discount +10.8/15.0
• DSCR +9.6/10.0
• 1% rule +7.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out the exterior updates July 2011:New vinyl siding on house, eaves covered, new guttering, tear off and replacement of Heritage comp shingles on house and garage plus new metal front door. Freshly painted exterior on 22'x42' garage/shop with new 200 amp breaker. Workbench, storage in rafters, nice set up and has had 4 cars at once in it before. Owner made a security gate in front, used a wood burning stove for heat. Interior updates: Stainless steel side by side Samsung refrigerator (1 yr), red Maytag front loader washer and dryer (2 yr), kitchen stove will all stay. Seller does not use fireplace and makes no warranties on it. All interior has fresh paint, 2 new ceiling fans, new kitchen light fixture and ready to move in condition. Has W/ AC and 2 ventless heaters. New 100 amp breaker Oct. 2012.Bid in file with Eck for 2.5 ton CH & A estimate of approximately $7000 in Oct. 2012 which could be added into purchase price for first time homebuyer type/FHA loan. Listing agent related to Sellers

Key facts

• Local amenities
• Room for gardening
• 0.41 acre lot

Tags

• OVERSIZED FENCED IN BACKYARD
• ROOM FOR GARDENING
• LOCAL AMENITIES

Property features AI

Finance

• Other: Living area approximately 886; Age estimated 51–75 years
• Financial info: $948 annual tax (from provided data)
• HOA & community: No association fees

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame construction with vinyl siding; Composition roof
• Exterior features: Not in a flood plain; 18,000 sq ft lot

Interior

• Bedrooms: 2 bedrooms (one on the main level)
• Flooring: Carpet in one bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Bungalow floor plan; Crawl space basement; One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.4% in Coffeyville — 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 59/100 on livability (#459 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Coffeyville (town): math 12% / reading 23% proficiency, ranked #164 of 169 in KS (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 42 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $539 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Montgomery County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,660 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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?
5. 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?
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: 1.22% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.63%
• DSCR: 1.56
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $84,170
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 Siggins St	0.08mi	2/1.0	832 (-6%)	20mo	$79,000	$95	69
1511 W 5th St	0.66mi	3/1.0 (+1)	944 (+6%)	17mo	$55,000	$58	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.09×
• Total profit: $2,008
• Equity at exit: $11,630

10-year hold

• IRR: 12.0%
• Equity multiple: 1.94×
• Total profit: $20,617
• Equity at exit: $6,744

Cash invested: $21,840 (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 67337

• Home prices YoY: -23.3%
• Active inventory: 42
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $230

Break-even live

Break-even rent $659

Max offer price $78,000

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 N Cline Rd Coffeyville, KS	2.0	1.0	700	$950	$1.36	23d	1	0.97mi

Listing history 21 events

1. 2026-06-18
   days on market $78,000 Active 33 DOM
2. 2026-06-17
   days on market $78,000 Active 32 DOM
3. 2026-06-16
   days on market $78,000 Active 31 DOM
4. 2026-06-15
   days on market $78,000 Active 30 DOM
5. 2026-06-13
   days on market $78,000 Active 28 DOM
6. 2026-06-12
   days on market $78,000 Active 27 DOM
7. 2026-06-09
   days on market $78,000 Active 24 DOM
8. 2026-06-08
   days on market $78,000 Active 23 DOM
9. 2026-06-07
   days on market $78,000 Active 22 DOM
10. 2026-06-05
    days on market $78,000 Active 20 DOM
11. 2026-06-04
    days on market $78,000 Active 18 DOM
12. 2026-06-02
    days on market $78,000 Active 17 DOM
13. 2026-06-01
    days on market $78,000 Active 16 DOM
14. 2026-05-31
    days on market $78,000 Active 15 DOM
15. 2026-05-31
    days on market $78,000 Active 14 DOM
16. 2026-05-16
    listed $78,000 Active
17. 2013-03-18
    soldstatus
18. 2013-03-14
    soldstatus 1017-char remark

    Show marketing remark (1017 chars)

    Check out the exterior updates July 2011:New vinyl siding on house, eaves covered, new guttering, tear off and replacement of Heritage comp shingles on house and garage plus new metal front door. Freshly painted exterior on 22'x42' garage/shop with new 200 amp breaker. Workbench, storage in rafters, nice set up and has had 4 cars at once in it before. Owner made a security gate in front, used a wood burning stove for heat. Interior updates: Stainless steel side by side Samsung refrigerator (1 yr), red Maytag front loader washer and dryer (2 yr), kitchen stove will all stay. Seller does not use fireplace and makes no warranties on it. All interior has fresh paint, 2 new ceiling fans, new kitchen light fixture and ready to move in condition. Has W/ AC and 2 ventless heaters. New 100 amp breaker Oct. 2012.Bid in file with Eck for 2.5 ton CH & A estimate of approximately $7000 in Oct. 2012 which could be added into purchase price for first time homebuyer type/FHA loan. Listing agent related to Sellers

19. 2012-11-03
    historical
20. 2012-08-03
    listed $49,900 1017-char remark

    Show marketing remark (1017 chars)

    Check out the exterior updates July 2011:New vinyl siding on house, eaves covered, new guttering, tear off and replacement of Heritage comp shingles on house and garage plus new metal front door. Freshly painted exterior on 22'x42' garage/shop with new 200 amp breaker. Workbench, storage in rafters, nice set up and has had 4 cars at once in it before. Owner made a security gate in front, used a wood burning stove for heat. Interior updates: Stainless steel side by side Samsung refrigerator (1 yr), red Maytag front loader washer and dryer (2 yr), kitchen stove will all stay. Seller does not use fireplace and makes no warranties on it. All interior has fresh paint, 2 new ceiling fans, new kitchen light fixture and ready to move in condition. Has W/ AC and 2 ventless heaters. New 100 amp breaker Oct. 2012.Bid in file with Eck for 2.5 ton CH & A estimate of approximately $7000 in Oct. 2012 which could be added into purchase price for first time homebuyer type/FHA loan. Listing agent related to Sellers

21. 2012-05-03
    listed $49,900

ⓘ 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: $948 · $79/mo
• Projected year-2 tax: $1,100 · $92/mo
• Expected delta: +$151/yr (+$13/mo · 16.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,400
• − Mortgage interest: −$4,369
• − Property taxes: −$948
• − Insurance: −$390
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$2,269
• Taxable income: $1,599
• Est. tax owed @ 24.0%: −$384
• After-tax cash flow: $2,375/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: Coffeyville
• NCES district ID: 2004980
• Math proficiency: 12% ▼ -4.00%
• Reading proficiency: 23% ▼ -1.00%
• Median HH income: $37,170
• Composite: 14.57/100
• National rank: #9414
• State rank: #164 of 169 in KS

Livability — Coffeyville

• Score: 59/100
• State rank: #459
• US rank: #19703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coffeyville, KS
• Population (ZIP): 10,944

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 29,729 people
• By 2030: 27,786 · -6.5%
• By 2040: 24,201 · -18.6%
• By 2050: 21,280 · -28.4%
• By 2075: 16,754 · -43.6%
• By 2100: 14,088 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 14% Hispanic / Latino 14% Black 9% Native American 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 2% Iranian 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 8%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+51.1) · D 23.6% · R 74.7% · Other 1.8%
• 2008→2024 swing: -15.3pp toward R · 2008: -35.8pp · 2024: -51.1pp
• All cycles: 2024: R+51.1 2020: R+50.2 2016: R+50.8 2012: R+41.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.41%
• Current HPI: 103.4247
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+56.3% since first listed

6 events — show timeline

• 2026-05-16 Listed $78,000 Heartland MLS as Distributed by MLS Grid
• 2013-03-18 Sold (Public Records) — Public Records
• 2013-03-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2012-11-03 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2012-08-03 Listed $49,900 Heartland MLS as Distributed by MLS Grid
• 2012-05-03 Listed $49,900 Heartland MLS as Distributed by MLS Grid

Property tax history

-2.6%/yr

Latest (2025): $948 · +2.2% YoY. Source: county tax records.