610 E Walnut St · Sedan, KS 67361

$129,900

2 bd · 1.5 ba · 1,404 sqft · SingleFamily public records · 25 Days on market

Built 1973

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Why this score? — see what drove the D 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 +10.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Key facts

• Great patio area
• Spacious fenced yard
• Plenty of storage

Tags

• NATURAL LIGHT
• UPDATED FLOORING
• REMODELED BATHROOM
• SPACIOUS FENCED YARD
• GREAT PATIO AREA
• PLENTY OF STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-58 ($-700/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (18.2% below list).
• Recommended offer: $106k (18.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#328 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Chautauqua County Community (rural): math 25% / reading 25% proficiency, ranked #236 of 280 in KS (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($898 loan paydown + $4k appreciation (3.0% local appreciation)).
• Chautauqua County population projected at -18% 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, 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 25 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $130k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $106,245 (18.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1973 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 10.2

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: 5.7%
• Equity multiple: 1.33×
• Total profit: $11,947
• Equity at exit: $58,409

10-year hold

• IRR: 8.7%
• Equity multiple: 2.31×
• Total profit: $47,781
• Equity at exit: $90,015

Cash invested: $36,372 (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 67361

• Active inventory: 7
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-58

Break-even live

Break-even rent $1,136

Max offer price $121,453

Occupancy floor —

Sensitivity live

Price	-10% $31	-5% $-13	+0% $-58	+5% $-103	+10% $-148
Rent	-10% $-142	-5% $-100	+0% $-58	+5% $-16	+10% $26
Rate	-1.0pp $7	-0.5pp $-25	base $-58	+0.5pp $-92	+1.0pp $-126

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $129,900 Active 25 DOM
2. 2026-06-18
   days on market $129,900 Active 23 DOM
3. 2026-06-17
   days on market $129,900 Active 22 DOM
4. 2026-06-16
   days on market $129,900 Active 21 DOM
5. 2026-06-15
   days on market $129,900 Active 20 DOM
6. 2026-06-13
   days on market $129,900 Active 18 DOM
7. 2026-06-12
   days on market $129,900 Active 17 DOM
8. 2026-06-09
   days on market $129,900 Active 14 DOM
9. 2026-06-08
   days on market $129,900 Active 13 DOM
10. 2026-06-07
    days on market $129,900 Active 12 DOM
11. 2026-06-05
    days on market $129,900 Active 10 DOM
12. 2026-06-04
    days on market $129,900 Active 8 DOM
13. 2026-06-02
    days on market $129,900 Active 7 DOM
14. 2026-06-01
    days on market $129,900 Active 6 DOM
15. 2026-05-31
    days on market $129,900 Active 5 DOM
16. 2026-05-31
    days on market $129,900 Active 4 DOM
17. 2026-05-26
    listed $129,900 Active
18. 1990-10-01
    soldstatus $50,000

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,749
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$3,779
• Taxable loss: −$2,944
• Est. tax savings @ 24.0%: +$707
• After-tax cash flow: $6/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: Chautauqua County Community
• NCES district ID: 2011520
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 25% ▲ 5.00%
• Median HH income: $37,570
• Composite: 23.91/100
• National rank: #13201
• State rank: #236 of 280 in KS

Livability — Sedan

• Score: 63/100
• State rank: #328
• US rank: #14996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sedan, KS
• Population (ZIP): 1,797

Population outlook (Chautauqua County) Hauer SSP2

• Today (2025): 3,024 people
• By 2030: 2,865 · -5.3%
• By 2040: 2,630 · -13.0%
• By 2050: 2,495 · -17.5%
• By 2075: 2,436 · -19.4%
• By 2100: 2,430 · -19.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 10% Hispanic / Latino 4% Native American 3% Black 1%
• Common ancestry: Slovak 3% Russian 2% Lithuanian 1%
• Foreign-born: 1% · China

Political lean MEDSL · Chautauqua

• 2024 margin: Solid R (+71.2) · D 13.8% · R 85.1% · Other 1.1%
• 2008→2024 swing: -16.3pp toward R · 2008: -54.9pp · 2024: -71.2pp
• All cycles: 2024: R+71.2 2020: R+72.5 2016: R+71.3 2012: R+62.7 2008: R+54.9

Not yet ingested

• Civics: —

Market trends

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

Price history

+159.8% since first listed

2 events — show timeline

• 2026-05-26 Listed $129,900 FSBO.com
• 1990-10-01 Sold (Public Records) $50,000 Public Records