804 N 8th St · Chetopa, KS 67336

$139,999

3 bd · 1.5 ba · 1,514 sqft · SingleFamily public records · 12 Days on market

Built 1979 0.70 ac lot

---

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 +9.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Schools +2.8/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your private retreat! This beautiful 3-bedroom, 2-bath home sits on a generous . 7-acre lot, offering the perfect blend of comfort, space, and outdoor living. Step inside to find a well-maintained interior with a functional layout ideal both for everyday living and entertaining. Outdoors is where this property truly shines. The fenced backyard offers privacy, making it ideal for pets, kids, or simply relaxing in peace. Mature trees provide plenty of shade and an established landscape while you enjoy warm evenings under the covered back patio before cooling off in your very own 30'x54'' pool. The carport and shed are great for storage.

Key facts

• 30x54 pool
• Covered back patio
• Private retreat

Tags

• PRIVATE RETREAT
• FENCED BACKYARD
• COVERED BACK PATIO
• 30X54 POOL
• MATURE TREES
• ESTABLISHED LANDSCAPE

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Attached garage; Carport; Garage faces front; Off-street parking; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence (attached property); Ranch style; One-story (first-floor living); Approximately 1,514 above-grade finished square feet
• Construction: Brick trim and log construction; Composition roof
• Exterior features: Covered patio; Above-ground pool; Shed(s)

Interior

• Kitchen: Spacious kitchen on the first floor (approx. 20' x 14')
• Bedrooms: 3 bedrooms (all on the first floor); Bedroom sizes roughly 14' x 13' and 14' x 13'; one additional bedroom approx. 15' x 15'
• Bathrooms: 1 full bath (first floor); 1 half bath (first floor)
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Ranch floor plan; Crawl space basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (21.3% below list).
• Recommended offer: $110k (21.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#372 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools F, amenities F, commute F.
• Chetopa-St. Paul (rural): math 25% / reading 35% proficiency, ranked #176 of 280 in KS (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 1 units permitted in Labette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($968 loan paydown + $4k appreciation (2.7% local appreciation)).
• Labette County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $140k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,238 (21.3% 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 1979 — 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. 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?
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: 0.79% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.96%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $87,812
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 Pecan St	0.49mi	4/1.0 (+1)	1,556 (+3%)	11mo	$29,999	$19	56
516 N 3rd St	0.50mi	3/2.0	1,456 (-4%)	16mo	$125,000	$86	55
829 Mulberry N/A Unit Street	0.68mi	3/2.0	1,710 (+13%)	11mo	$89,999	$53	36
3076 N 2nd St	0.57mi	3/2.0	1,712 (+13%)	19mo	$99,500	$58	34

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

Projected returns pro-forma

2.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.21×
• Total profit: $8,422
• Equity at exit: $60,497

10-year hold

• IRR: 7.2%
• Equity multiple: 2.06×
• Total profit: $41,554
• Equity at exit: $91,369

Cash invested: $39,200 (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 67336

• Home prices YoY: 2.2%
• Active inventory: 6
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-97

Break-even live

Break-even rent $1,225

Max offer price $126,018

Occupancy floor —

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-02
   status Pending 653-char remark

   Show marketing remark (653 chars)

   Welcome to your private retreat! This beautiful 3-bedroom, 2-bath home sits on a generous . 7-acre lot, offering the perfect blend of comfort, space, and outdoor living. Step inside to find a well-maintained interior with a functional layout ideal both for everyday living and entertaining. Outdoors is where this property truly shines. The fenced backyard offers privacy, making it ideal for pets, kids, or simply relaxing in peace. Mature trees provide plenty of shade and an established landscape while you enjoy warm evenings under the covered back patio before cooling off in your very own 30'x54'' pool. The carport and shed are great for storage.

2. 2026-05-02
   status Pending

   Show marketing remark (653 chars)

   Welcome to your private retreat! This beautiful 3-bedroom, 2-bath home sits on a generous . 7-acre lot, offering the perfect blend of comfort, space, and outdoor living. Step inside to find a well-maintained interior with a functional layout ideal both for everyday living and entertaining. Outdoors is where this property truly shines. The fenced backyard offers privacy, making it ideal for pets, kids, or simply relaxing in peace. Mature trees provide plenty of shade and an established landscape while you enjoy warm evenings under the covered back patio before cooling off in your very own 30'x54'' pool. The carport and shed are great for storage.

3. 2026-04-21
   price $139,999 653-char remark

   Show marketing remark (653 chars)

   Welcome to your private retreat! This beautiful 3-bedroom, 2-bath home sits on a generous . 7-acre lot, offering the perfect blend of comfort, space, and outdoor living. Step inside to find a well-maintained interior with a functional layout ideal both for everyday living and entertaining. Outdoors is where this property truly shines. The fenced backyard offers privacy, making it ideal for pets, kids, or simply relaxing in peace. Mature trees provide plenty of shade and an established landscape while you enjoy warm evenings under the covered back patio before cooling off in your very own 30'x54'' pool. The carport and shed are great for storage.

4. 2026-04-21
   price $139,999

   Show marketing remark (653 chars)

   Welcome to your private retreat! This beautiful 3-bedroom, 2-bath home sits on a generous . 7-acre lot, offering the perfect blend of comfort, space, and outdoor living. Step inside to find a well-maintained interior with a functional layout ideal both for everyday living and entertaining. Outdoors is where this property truly shines. The fenced backyard offers privacy, making it ideal for pets, kids, or simply relaxing in peace. Mature trees provide plenty of shade and an established landscape while you enjoy warm evenings under the covered back patio before cooling off in your very own 30'x54'' pool. The carport and shed are great for storage.

5. 2026-04-20
   listed $149,999 Active
6. 2026-03-18
   listed $149,999 Active 653-char remark

   Show marketing remark (653 chars)

   Welcome to your private retreat! This beautiful 3-bedroom, 2-bath home sits on a generous . 7-acre lot, offering the perfect blend of comfort, space, and outdoor living. Step inside to find a well-maintained interior with a functional layout ideal both for everyday living and entertaining. Outdoors is where this property truly shines. The fenced backyard offers privacy, making it ideal for pets, kids, or simply relaxing in peace. Mature trees provide plenty of shade and an established landscape while you enjoy warm evenings under the covered back patio before cooling off in your very own 30'x54'' pool. The carport and shed are great for storage.

7. 2021-09-23
   soldstatus 472-char remark

   Show marketing remark (472 chars)

   Well maintained 3 bedroom, 1 3/4 baths, 1514 sq. ft. living area, 2-car attached garage on a large 120' x 250' lot, living room (13'8 x 22'11), kitchen/dining area (11'5 x 27'10), includes refrigerator, stove/oven and dishwasher, master bedroom (11'2 x 13'10), 2nd bedroom (11'5 x 13') and 3rd bedroom and (11'5 x 11'10), central heat/air, covered patio to beautiful setting with an additional 2-car carport and 10' x 16' shed in back yard, roof is less than one year old.

8. 2021-07-18
   listed $79,900 472-char remark

   Show marketing remark (472 chars)

   Well maintained 3 bedroom, 1 3/4 baths, 1514 sq. ft. living area, 2-car attached garage on a large 120' x 250' lot, living room (13'8 x 22'11), kitchen/dining area (11'5 x 27'10), includes refrigerator, stove/oven and dishwasher, master bedroom (11'2 x 13'10), 2nd bedroom (11'5 x 13') and 3rd bedroom and (11'5 x 11'10), central heat/air, covered patio to beautiful setting with an additional 2-car carport and 10' x 16' shed in back yard, roof is less than one year old.

9. 2001-06-01
   soldstatus $60,000

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,229
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$4,073
• Taxable loss: −$3,603
• Est. tax savings @ 24.0%: +$865
• After-tax cash flow: $-295/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: Chetopa-St. Paul
• NCES district ID: 2004770
• Math proficiency: 25% ▲ 1.00%
• Reading proficiency: 35% ▲ 6.00%
• Median HH income: $39,256
• Composite: 27.99/100
• National rank: #12240
• State rank: #176 of 280 in KS

Livability — Chetopa

• Score: 62/100
• State rank: #372
• US rank: #16774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chetopa, KS
• Population (ZIP): 1,186

Population outlook (Labette County) Hauer SSP2

• Today (2025): 19,413 people
• By 2030: 18,552 · -4.4%
• By 2040: 16,701 · -14.0%
• By 2050: 14,832 · -23.6%
• By 2075: 11,046 · -43.1%
• By 2100: 8,020 · -58.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 3% Iranian 3% Lithuanian 2%
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Labette

• 2024 margin: Solid R (+38.2) · D 30.1% · R 68.3% · Other 1.6%
• 2008→2024 swing: -25.3pp toward R · 2008: -12.9pp · 2024: -38.2pp
• All cycles: 2024: R+38.2 2020: R+36.0 2016: R+37.9 2012: R+20.2 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.69%
• Current HPI: 127.0262
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+133.3% since first listed

9 events — show timeline

• 2026-05-02 Pending — OGAR
• 2026-05-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $139,999 OGAR
• 2026-04-21 Price Changed $139,999 Heartland MLS as Distributed by MLS Grid
• 2026-04-20 Listed $149,999 Heartland MLS as Distributed by MLS Grid
• 2026-03-18 Listed $149,999 OGAR
• 2021-09-23 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-07-18 Listed $79,900 Heartland MLS as Distributed by MLS Grid
• 2001-06-01 Sold (Public Records) $60,000 Public Records