23 N Holbrook St · Fort Scott, KS 66701

$25,000

2 bd · 1.0 ba · 1,340 sqft · SingleFamily public records · 10 Days on market

Built 1874 6,098 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Fort Scott! Investor opportunity! 2/1 with approx. 1,340 sq ft. Vacant and ready for rehab! AS-IS sale. Buyer to verify all information.

Key facts

• 6,098 sq ft lot
• Built 1874
• Listed 10 days

Property features AI

Finance

• Other: Property located at 23 N Holbrook St, Fort Scott, KS
• HOA & community: No association fees; No community maintenance provided

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Ranch style; Above- and below-grade finished area reported as 1,340 (public records); About 101+ years old
• Construction: Vinyl siding; Composition roof
• Exterior features: Lot approximately 6,098 square feet

Interior

• Bedrooms: 2 bedrooms (both on the first floor)
• Bathrooms: 1 full bathroom (on the first floor); Additional listed bathroom on the first floor
• Heating & cooling: Natural gas heating; Has cooling
• Interior features: Ranch floor plan; Unfinished stone/rock basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Cap rate 37.9% vs local median 4.9% in Fort Scott — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#259 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D, amenities F, commute F.
• 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $12k; list at $25k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1874 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $25,000

Questions for the listing agent

1. Built in 1874 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 4.40% ✓
• Cap rate: 37.94%
• Cash-on-cash: 113.02%
• DSCR: 6.03
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $96,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 N Crawford St	0.10mi	2/1.0	1,345 (+0%)	1mo	$60,000	$45	94
212 S Holbrook St	0.23mi	2/1.0	1,416 (+6%)	1mo	$55,000	$39	79
219 S Lowman St	0.26mi	3/1.0 (+1)	1,363 (+2%)	15mo	$29,000	$21	67
109 S Holbrook St	0.16mi	2/1.0	1,144 (-15%)	6mo	$39,000	$34	63
523 S Crawford St	0.50mi	3/2.0 (+1)	1,332 (-1%)	5mo	$159,900	$120	63
608 S Lowman St	0.52mi	2/1.0	1,280 (-4%)	8mo	$110,000	$86	62
602 Horton St	0.52mi	3/1.0 (+1)	1,279 (-5%)	3mo	$130,000	$102	61
224 S Lowman St	0.28mi	3/2.0 (+1)	1,190 (-11%)	2mo	$95,000	$80	57
716 S Osbun St	0.63mi	3/2.0 (+1)	1,385 (+3%)	7mo	$100,000	$72	50
416 Burke St	0.46mi	3/1.0 (+1)	1,140 (-15%)	5mo	$79,000	$69	45
423 S National St	0.48mi	3/2.0 (+1)	1,480 (+10%)	11mo	$79,000	$53	42
616 Short St	0.68mi	3/2.0 (+1)	1,456 (+9%)	10mo	$145,000	$100	37

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

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.43×
• Total profit: $37,979
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 13.47×
• Total profit: $87,300
• Equity at exit: $2,162

Cash invested: $7,000 (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: 1.9×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$68 /mo · $813/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $659

Break-even live

Break-even rent $265

Max offer price $25,000

Occupancy floor 35%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-18
   listed $25,000 Active
2. 2005-12-01
   soldstatus $12,000
3. 1995-10-01
   soldstatus $12,000
4. 1987-03-01
   soldstatus $10,000

ⓘ 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: $813 · $68/mo
• Projected year-2 tax: $813 · $68/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,193
• − Mortgage interest: −$1,400
• − Property taxes: −$813
• − Insurance: −$125
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$727
• Taxable income: $8,017
• Est. tax owed @ 24.0%: −$1,924
• After-tax cash flow: $5,988/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 — Fort Scott

• Score: 66/100
• State rank: #259
• US rank: #11422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Scott, 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

+150.0% since first listed

4 events — show timeline

• 2026-05-18 Listed $25,000 Heartland MLS as Distributed by MLS Grid
• 2005-12-01 Sold (Public Records) $12,000 Public Records
• 1995-10-01 Sold (Public Records) $12,000 Public Records
• 1987-03-01 Sold (Public Records) $10,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $813 · +172.2% YoY. Source: county tax records.