1806 159th St · Devon, KS 66701

$49,000

3 bd · 2.0 ba · 1,460 sqft · SingleFamily public records · 7 Days on market

Built 1998 0.46 ac 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home built in 1998. Finishing work needs to be completed on interior and exterior. Room in attic for more finished area that has stairway going to attic. cabinets need doors, cedar lap siding on exterior, cedar closets, pella windows, buy this home a a slashed price and finish the way you want.

Key facts

• Metal roof
• Generous lot
• Sizable lot

Tags

• METAL ROOF
• GENEROUS LOT
• SIZABLE LOT
• FLEXIBLE INTERIOR FOOTPRINT
• PARTIALLY FINISHED ROOMS

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; 2-story floor plan; Residential property
• Construction: Frame construction; Metal roof; Built approximately 21–30 years ago
• Exterior features: Located on a 0.46-acre lot; Not in a flood plain

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: 3 bedrooms (two on the first floor; one on the second floor)
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump cooling
• Interior features: Country kitchen; Crawl space basement
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Fort Scott (town): math 19% / reading 28% proficiency, ranked #150 of 169 in KS (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 70 active listings in the ZIP; 5 units permitted in Bourbon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $339 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Bourbon County population projected at -21% 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.33% ✓
• Cap rate: 19.61%
• Cash-on-cash: 47.55%
• DSCR: 3.12
• GRM: 3.6

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: 45.0%
• Equity multiple: 2.95×
• Total profit: $26,715
• Equity at exit: $7,306

10-year hold

• IRR: 50.9%
• Equity multiple: 5.95×
• Total profit: $67,970
• Equity at exit: $4,237

Cash invested: $13,720 (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 66701

• Home prices YoY: -10.4%
• Active inventory: 70
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,143 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$82 /mo · $986/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $544

Break-even live

Break-even rent $455

Max offer price $49,000

Occupancy floor 47%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-03
   status $49,000 Pending 7 DOM
2. 2026-06-02
   days on market $49,000 Active 7 DOM
3. 2026-06-01
   days on market $49,000 Active 6 DOM
4. 2026-05-31
   days on market $49,000 Active 5 DOM
5. 2026-05-31
   days on market $49,000 Active 4 DOM
6. 2026-05-26
   listed $49,000 Active
7. 2010-11-30
   soldstatus 300-char remark

   Show marketing remark (300 chars)

   This home built in 1998. Finishing work needs to be completed on interior and exterior. Room in attic for more finished area that has stairway going to attic. cabinets need doors, cedar lap siding on exterior, cedar closets, pella windows, buy this home a a slashed price and finish the way you want.

8. 2010-11-30
   soldstatus

   Show marketing remark (300 chars)

   This home built in 1998. Finishing work needs to be completed on interior and exterior. Room in attic for more finished area that has stairway going to attic. cabinets need doors, cedar lap siding on exterior, cedar closets, pella windows, buy this home a a slashed price and finish the way you want.

9. 2010-09-20
   listed $29,500 250-char remark

   Show marketing remark (250 chars)

   This home built in 1998. Finishing work needs to be completed on interior and exterior. Room in attic for more finished area that has stairway going to attic. cabinets need doors, cedar lap siding on exterior, cedar closets, pella windows, cash only.

10. 2008-10-13
    listed $32,900 300-char remark

    Show marketing remark (300 chars)

    This home built in 1998. Finishing work needs to be completed on interior and exterior. Room in attic for more finished area that has stairway going to attic. cabinets need doors, cedar lap siding on exterior, cedar closets, pella windows, buy this home a a slashed price and finish the way you want.

ⓘ 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: $986 · $82/mo
• Projected year-2 tax: $986 · $82/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥109°F today · 18 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: $13,720
• − Mortgage interest: −$2,745
• − Property taxes: −$986
• − Insurance: −$245
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$1,425
• Taxable income: $6,123
• Est. tax owed @ 24.0%: −$1,470
• After-tax cash flow: $5,054/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: Fort Scott
• NCES district ID: 2006180
• Math proficiency: 19% ▼ -3.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $38,034
• Composite: 19.64/100
• National rank: #8741
• State rank: #150 of 169 in KS

Livability — Devon

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

Census & demographics

• Census place: Devon, KS
• Population (ZIP): 11,075

Population outlook (Bourbon County) Hauer SSP2

• Today (2025): 13,761 people
• By 2030: 13,139 · -4.5%
• By 2040: 11,920 · -13.4%
• By 2050: 10,892 · -20.8%
• By 2075: 8,645 · -37.2%
• By 2100: 6,751 · -50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 2% Serbian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Bourbon

• 2024 margin: Solid R (+54.2) · D 22.0% · R 76.1% · Other 1.9%
• 2008→2024 swing: -26.9pp toward R · 2008: -27.2pp · 2024: -54.2pp
• All cycles: 2024: R+54.2 2020: R+52.0 2016: R+50.8 2012: R+33.9 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.03%
• Current HPI: 172.2531
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+48.9% since first listed

5 events — show timeline

• 2026-05-26 Listed $49,000 Heartland MLS as Distributed by MLS Grid
• 2010-11-30 Sold (Public Records) — Public Records
• 2010-11-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-09-20 Listed $29,500 Heartland MLS as Distributed by MLS Grid
• 2008-10-13 Listed $32,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+11.0%/yr

Latest (2025): $986 · +3.5% YoY. Source: county tax records.