1418 N Cottonwood St · Iola, KS 66749

$69,900

2 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 57 Days on market

Built 1930 0.44 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Key facts

• 0.44 acre lot
• Garage
• Built 1930

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Bungalow-style; One story
• Construction: Frame construction; Composition (shingle) roof; Estimated age: 76–100 years
• Exterior features: Paved road access; Not in a flood plain; Lot approximately 19,200 sq ft

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling (central cooling present)
• Interior features: Bungalow floor plan; Living and dining combined (liv/dining combo); Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 5.8% in Iola — 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 71/100 on livability (#150 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime F, amenities F.
• Iola (town): math 18% / reading 31% proficiency, ranked #140 of 169 in KS (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 63 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 18 units permitted in Allen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Allen 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $70k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 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. 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. 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: 1.46% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.82%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $140,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Prairie Dr	0.38mi	3/2.0 (+1)	1,152 (+0%)	2mo	$179,000	$155	71
1012 Meadowbrook Rd E	0.31mi	3/1.5 (+1)	1,248 (+9%)	4mo	$152,000	$122	60
720 Garfield Rd N	0.26mi	3/1.0 (+1)	1,056 (-8%)	13mo	$120,000	$114	59
1015 North Walnut St	0.42mi	2/1.0	1,064 (-7%)	12mo	$92,500	$87	59
1620 N Walnut St	0.45mi	3/2.0 (+1)	1,152 (+0%)	13mo	$145,000	$126	59
701 N Chestnut St	0.63mi	3/1.5 (+1)	1,132 (-1%)	8mo	$72,000	$64	55
502 N 4th St	0.71mi	3/1.0 (+1)	1,181 (+3%)	9mo	$39,900	$34	49
831 North St	0.43mi	2/1.0	1,014 (-12%)	14mo	$127,500	$126	49
721 N 2nd St	0.57mi	3/2.0 (+1)	1,264 (+10%)	0mo	$155,000	$123	47
915 N Buckeye St	0.34mi	3/2.0 (+1)	1,299 (+13%)	13mo	$139,900	$108	42
508 N Walnut St	0.72mi	2/1.0	1,294 (+13%)	13mo	$98,000	$76	35
518 N Second St	0.61mi	3/2.0 (+1)	1,000 (-13%)	8mo	$169,000	$169	34

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: 11.9%
• Equity multiple: 1.47×
• Total profit: $9,278
• Equity at exit: $10,422

10-year hold

• IRR: 20.9%
• Equity multiple: 2.77×
• Total profit: $34,653
• Equity at exit: $6,044

Cash invested: $19,572 (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 66749

• Home prices YoY: -32.6%
• Active inventory: 63
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,021 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $323

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 63%

Sensitivity live

Price	-10% $372	-5% $347	+0% $323	+5% $299	+10% $275
Rent	-10% $243	-5% $283	+0% $323	+5% $364	+10% $404
Rate	-1.0pp $358	-0.5pp $341	base $323	+0.5pp $305	+1.0pp $287

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
820 N Walnut St Iola, KS	2.0	1.0	950	$875	$0.92	45d	1	0.56mi
1 1/2 N Jefferson Ave Iola, KS	1.0	1.0	750	$1,100	$1.47	45d	1	0.95mi
17 E Madison Ave Iola, KS	1.0	1.0	700	$1,300	$1.86	45d	1	1.05mi

Listing history 23 events

1. 2026-06-21
   status $69,900 Pending 57 DOM
2. 2026-06-18
   days on market $69,900 Active 57 DOM
3. 2026-06-17
   days on market $69,900 Active 56 DOM
4. 2026-06-16
   days on market $69,900 Active 55 DOM
5. 2026-06-15
   days on market $69,900 Active 54 DOM
6. 2026-06-13
   days on market $69,900 Active 52 DOM
7. 2026-06-12
   days on market $69,900 Active 51 DOM
8. 2026-06-09
   days on market $69,900 Active 48 DOM
9. 2026-06-08
   days on market $69,900 Active 47 DOM
10. 2026-06-07
    days on market $69,900 Active 46 DOM
11. 2026-06-05
    days on market $69,900 Active 44 DOM
12. 2026-06-04
    days on market $69,900 Active 42 DOM
13. 2026-06-02
    days on market $69,900 Active 41 DOM
14. 2026-06-01
    days on market $69,900 Active 40 DOM
15. 2026-05-31
    days on market $69,900 Active 39 DOM
16. 2026-05-31
    days on market $69,900 Active 38 DOM
17. 2026-05-18
    price $69,900
18. 2026-04-23
    listed $74,900 Active
19. 2026-04-20
    historical $74,900
20. 2023-10-25
    soldstatus
21. 2002-07-01
    soldstatus $30,000
22. 1998-07-01
    soldstatus $19,100
23. 1998-06-01
    soldstatus $25,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 18 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: $12,248
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$2,033
• Taxable income: $2,941
• Est. tax owed @ 24.0%: −$706
• After-tax cash flow: $3,173/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: Iola
• NCES district ID: 2007740
• Math proficiency: 18% ▼ -5.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $38,749
• Composite: 20.52/100
• National rank: #8567
• State rank: #140 of 169 in KS

Livability — Iola

• Score: 71/100
• State rank: #150
• US rank: #7275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Iola, KS
• Population (ZIP): 7,452

Population outlook (Allen County) Hauer SSP2

• Today (2025): 11,885 people
• By 2030: 11,352 · -4.5%
• By 2040: 10,285 · -13.5%
• By 2050: 9,342 · -21.4%
• By 2075: 7,482 · -37.0%
• By 2100: 5,871 · -50.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 4% Two or more races 4% Black 3% Native American 1% Pacific Islander 1%
• Common ancestry: Italian 2% Lithuanian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+46.1) · D 25.8% · R 72.0% · Other 2.2%
• 2008→2024 swing: -22.9pp toward R · 2008: -23.3pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+44.4 2016: R+41.0 2012: R+27.2 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.20%
• Current HPI: 151.1778
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+179.6% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $69,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Listed $74,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-20 Coming Soon $74,900 Heartland MLS as Distributed by MLS Grid
• 2023-10-25 Sold (Public Records) — Public Records
• 2002-07-01 Sold (Public Records) $30,000 Public Records
• 1998-07-01 Sold (Public Records) $19,100 Public Records
• 1998-06-01 Sold (Public Records) $25,000 Public Records