202 Cullen Ave · West Mineral, KS 66782

$85,000

2 bd · 1.0 ba · 1,530 sqft · SingleFamily public records · 137 Days on market

Built 1911 10,250 sqft lot

---

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 +28.8/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Cozy 2 Bed, 1.5 Bath Home with Big Potential! Easily turn the second floor into additional living space or extra bedrooms. The second floor is just waiting for a great imagination! This charming 2-bed, 1.5-bath home sits on a spacious . 24-acre lot, offering a 1-car attached garage, covered seating area, and a handy utility shed. Inside, find comfort and character—perfect as a weekend retreat, hunting basecamp, or full-time home. But the real magic is outside: there's ample room behind the house to build a large shop, an accessory dwelling, or just enjoy the large yard and mature shade trees. Located just blocks from the local bait shop and minutes from acres and acres of public hunting land. With Big Brutus just 1.5 miles away this property could make the perfect short term rental. Don't miss it— call today to schedule your showing!

Key facts

• Handy utility shed
• Spacious lot
• Covered seating area

Tags

• SPACIOUS LOT
• COVERED SEATING AREA
• HANDY UTILITY SHED
• AMPLE ROOM BEHIND HOUSE

Property features AI

Finance

• Other: Directions: From K7 and 102 HWY go West on 102 HWY to West Mineral at Joplin St; go North (right) 2 blocks — home sits on the corner of Joplin St and Cullen Ave.
• HOA & community: No association fees

Exterior

• Parking: Attached garage (1 car); Driveway access from Joplin St
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Attached property; Two stories
• Construction: Vinyl siding; Composition and metal roofing; Approximate living area reported as 1,530 (above grade); Home age listed as 101 years or more
• Exterior features: Corner lot; Lot approximately 10,250 square feet; Not in a flood plain

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (main level); 1 half bathroom (main level)
• Heating & cooling: Natural gas heating; Electric cooling (central AC indicated)
• Interior features: Crawl space basement; 2-story floor plan; Attic space on second floor
• Laundry & utility: Main-level laundry room; Utility room on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#464 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.
• Cherokee (rural): math 23% / reading 32% proficiency, ranked #127 of 169 in KS (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP; 17 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• Cherokee County population projected at -26% 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($75k) 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 1911 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1911 — 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: 1.22% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.46%
• DSCR: 1.64
• GRM: 6.9

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: 21.0%
• Equity multiple: 2.20×
• Total profit: $28,484
• Equity at exit: $38,220

10-year hold

• IRR: 22.1%
• Equity multiple: 4.18×
• Total profit: $75,789
• Equity at exit: $58,901

Cash invested: $23,800 (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 66782

• Active inventory: 4
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,033 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$48 /mo · $575/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $287

Break-even live

Break-even rent $670

Max offer price $85,000

Occupancy floor 67%

Sensitivity live

Price	-10% $335	-5% $311	+0% $287	+5% $263	+10% $239
Rent	-10% $205	-5% $246	+0% $287	+5% $328	+10% $368
Rate	-1.0pp $330	-0.5pp $308	base $287	+0.5pp $265	+1.0pp $242

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-01-10
   listed $85,000 Active
2. 2025-11-27
   listed $85,000 Active 860-char remark

   Show marketing remark (860 chars)

   Cozy 2 Bed, 1.5 Bath Home with Big Potential! Easily turn the second floor into additional living space or extra bedrooms. The second floor is just waiting for a great imagination! This charming 2-bed, 1.5-bath home sits on a spacious . 24-acre lot, offering a 1-car attached garage, covered seating area, and a handy utility shed. Inside, find comfort and character—perfect as a weekend retreat, hunting basecamp, or full-time home. But the real magic is outside: there's ample room behind the house to build a large shop, an accessory dwelling, or just enjoy the large yard and mature shade trees. Located just blocks from the local bait shop and minutes from acres and acres of public hunting land. With Big Brutus just 1.5 miles away this property could make the perfect short term rental. Don't miss it— call today to schedule your showing!

ⓘ 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: $575 · $48/mo
• Projected year-2 tax: $1,198 · $100/mo
• Expected delta: +$623/yr (+$52/mo · 108.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 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: $12,393
• − Mortgage interest: −$4,761
• − Property taxes: −$575
• − Insurance: −$425
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$2,473
• Taxable income: $2,176
• Est. tax owed @ 24.0%: −$522
• After-tax cash flow: $2,919/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: Cherokee
• NCES district ID: 2004710
• Math proficiency: 23% ▼ -3.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $39,749
• Composite: 23.12/100
• National rank: #7956
• State rank: #127 of 169 in KS

Livability — West Mineral

• Score: 59/100
• State rank: #464
• US rank: #19805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Mineral, KS
• City population: 165
• Population (ZIP): 165

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 18,848 people
• By 2030: 17,862 · -5.2%
• By 2040: 15,850 · -15.9%
• By 2050: 13,915 · -26.2%
• By 2075: 10,102 · -46.4%
• By 2100: 6,977 · -63.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 25% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 1% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+52.9) · D 22.6% · R 75.5% · Other 1.9%
• 2008→2024 swing: -29.2pp toward R · 2008: -23.7pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+49.9 2016: R+48.4 2012: R+29.5 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

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

Price history

+0.0% since first listed

2 events — show timeline

• 2026-01-10 Listed $85,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-27 Listed $85,000 OGAR

Property tax history

+1.9%/yr

Latest (2025): $575 · +5.1% YoY. Source: county tax records.