708 E Antelope St · Girard, KS 66724

$55,000

3 bd · 1.0 ba · 948 sqft · SingleFamily public records · 106 Days on market

Built 1920 10,396 sqft lot $58/sqft · 36% below area Est $86k · 36% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.0/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2 bedroom, 1 bath home offers comfortable living with several key updates already completed. The HVAC system is just 2 years old and the water heater was replaced 1 year ago. Updated windows help improve efficiency and natural light throughout the home. A bonus room with its own exterior door provides flexible space that could be used as a home office, hobby room, or additional living area. The property also includes a detached garage, offering extra storage or workspace. Whether you're looking for a starter home, downsizing, or adding to your investment portfolio, this property offers solid features and practical space.

Key facts

• Updated windows
• Water heater
• Bonus room

Tags

• HVAC SYSTEM
• WATER HEATER
• UPDATED WINDOWS
• BONUS ROOM
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($948 rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#185 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, schools D+, amenities F.
• Girard (town): math 32% / reading 44% proficiency, ranked #44 of 169 in KS (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 65 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($380 loan paydown + $3k appreciation (6.0% local appreciation)).
• At projected returns (6.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $4k; list at $55k implies a 1471% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 D-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. 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: 1.72% ✓
• Cap rate: 15.08%
• Cash-on-cash: 31.40%
• DSCR: 2.40
• GRM: 4.8

CMA / ARV

• ARV (median comp): $86,145
• List price: $55,000
• Delta: -36.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 E Antelope St	0.37mi	2/1.0 (-1)	1,006 (+6%)	0mo	$73,500	$73	67
300 S Ozark St	0.40mi	2/1.0 (-1)	912 (-4%)	4mo	$65,000	$71	67
304 S Ozark St	0.40mi	2/1.0 (-1)	994 (+5%)	4mo	$65,000	$65	66
601 S Park St	0.32mi	2/1.0 (-1)	1,036 (+9%)	3mo	$75,000	$72	62
203 E Maple St	0.65mi	2/1.0 (-1)	864 (-9%)	9mo	$85,000	$98	43
413 S Summit St	0.53mi	2/1.0 (-1)	1,074 (+13%)	10mo	$105,000	$98	40
504 S Summit St	0.50mi	2/1.0 (-1)	816 (-14%)	17mo	$65,000	$80	34
113 N Osage St	0.70mi	3/1.5	1,082 (+14%)	23mo	$110,000	$102	23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.0%
• Equity multiple: 3.69×
• Total profit: $41,356
• Equity at exit: $34,384

10-year hold

• IRR: 39.1%
• Equity multiple: 7.60×
• Total profit: $101,586
• Equity at exit: $62,189

Cash invested: $15,400 (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 66724

• Home prices YoY: 3.7%
• Active inventory: 5
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $948 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$35 /mo · $420/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $403

Break-even live

Break-even rent $438

Max offer price $55,000

Occupancy floor 53%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $55,000 Active 106 DOM
2. 2026-06-18
   days on market $55,000 Active 105 DOM
3. 2026-06-17
   days on market $55,000 Active 104 DOM
4. 2026-06-16
   days on market $55,000 Active 103 DOM
5. 2026-06-15
   days on market $55,000 Active 102 DOM
6. 2026-06-14
   days on market $55,000 Active 100 DOM
7. 2026-06-12
   days on market $55,000 Active 99 DOM
8. 2026-06-09
   days on market $55,000 Active 96 DOM
9. 2026-06-08
   days on market $55,000 Active 95 DOM
10. 2026-06-07
    days on market $55,000 Active 94 DOM
11. 2026-06-05
    days on market $55,000 Active 92 DOM
12. 2026-06-03
    days on market $55,000 Active 90 DOM
13. 2026-06-02
    days on market $55,000 Active 89 DOM
14. 2026-06-01
    days on market $55,000 Active 88 DOM
15. 2026-05-31
    days on market $55,000 Active 87 DOM
16. 2026-05-30
    days on market $55,000 Active 86 DOM
17. 2026-03-05
    listed $55,000 Active 633-char remark

    Show marketing remark (633 chars)

    This 2 bedroom, 1 bath home offers comfortable living with several key updates already completed. The HVAC system is just 2 years old and the water heater was replaced 1 year ago. Updated windows help improve efficiency and natural light throughout the home. A bonus room with its own exterior door provides flexible space that could be used as a home office, hobby room, or additional living area. The property also includes a detached garage, offering extra storage or workspace. Whether you're looking for a starter home, downsizing, or adding to your investment portfolio, this property offers solid features and practical space.

18. 1993-11-01
    soldstatus $3,500

ⓘ 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: $420 · $35/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$356/yr (+$30/mo · 84.9%)

ⓘ 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 2/10 Low
• 🌡 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: $11,381
• − Mortgage interest: −$3,081
• − Property taxes: −$420
• − Insurance: −$275
• − Repairs & maintenance: −$910
• − Management: −$910
• − Depreciation: −$1,600
• Taxable income: $4,184
• Est. tax owed @ 24.0%: −$1,004
• After-tax cash flow: $3,831/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: Girard
• NCES district ID: 2006480
• Math proficiency: 32% ▲ 2.00%
• Reading proficiency: 44% ▲ 4.00%
• Median HH income: $44,262
• Composite: 32.24/100
• National rank: #5769
• State rank: #44 of 169 in KS

Livability — Girard

• Score: 69/100
• State rank: #185
• US rank: #8485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Girard, KS
• Population (ZIP): 986

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,393 people
• By 2030: 39,540 · +0.4%
• By 2040: 39,452 · +0.1%
• By 2050: 39,188 · -0.5%
• By 2075: 39,038 · -0.9%
• By 2100: 38,219 · -3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 6%
• Common ancestry: Lithuanian 7% Slovak 4% Hungarian 1%

Political lean MEDSL · Crawford

• 2024 margin: Strong R (+25.3) · D 36.5% · R 61.7% · Other 1.8%
• 2008→2024 swing: -26.7pp toward R · 2008: 1.4pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+23.1 2016: R+23.1 2012: R+6.5 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.95%
• Current HPI: 167.0376
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1471.4% since first listed

2 events — show timeline

• 2026-03-05 Listed $55,000 Heartland MLS as Distributed by MLS Grid
• 1993-11-01 Sold (Public Records) $3,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $420 · +7.6% YoY. Source: county tax records.