708 Warren St · Oskaloosa, KS 66066

$169,000

3 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 41 Days on market

Built 1999 0.38 ac lot Est $191k · 12% under

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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).

• ARV discount +12.7/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.3/10.0

Listing remarks MLS

What a "GREAT BUY" at this price!! Home has a new roof on it, fresh paint inside, all new carpet and vinyl flooring, wood burning fireplace in the living room, very clean home, kitchen has an island w/ sink, all appliances are staying(gas stove), poured concrete pad int eh back yard that would be perfect for an RV, pool, or build a garage!! 3.5% down on an FHA loan makes this place VERY AFFORDABLE FOR ANYONE!!

Key facts

• Poured concrete pad
• Kitchen island
• Fireplace

Tags

• FIREPLACE
• KITCHEN ISLAND
• POURED CONCRETE PAD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story (above grade finished area listed); Vinyl siding exterior
• Construction: Vinyl siding construction; Composition roof
• Exterior features: Patio; Deck; Storm door(s); Partial fencing; Corner lot

Interior

• Kitchen: Gas range; Microwave; Dishwasher; Refrigerator
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air
• Interior features: Eat-in kitchen; Has basement (concrete, crawl space, full); Has fireplace (wood burning, in living room)
• Laundry & utility: Laundry on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (29.1% below list).
• Recommended offer: $120k (29.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#36 in KS, #2,829 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Oskaloosa Public Schools (rural): math 23% / reading 35% proficiency, ranked #101 of 169 in KS (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Oskaloosa Jr-Sr High School (math 17% / reading 22%, grade F, #216 of 327 statewide, top 70%, 260 students, 48% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 20 active listings in the ZIP; 61 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Jefferson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $109k; list at $169k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,819 (29.1% 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. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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: 0.71% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.07%
• DSCR: 0.73
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $191,160
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Columbia St	0.18mi	3/1.0	1,520 (-6%)	18mo	$179,900	$118	62
603 Warren St	0.11mi	3/3.0	1,860 (+15%)	7mo	$197,800	$106	60
310 Herkimer St	0.28mi	3/2.0	1,741 (+8%)	18mo	$225,000	$129	59
509 Hamilton St	0.21mi	3/2.0	1,434 (-12%)	14mo	$168,900	$118	59
304 Hamilton St	0.33mi	3/1.0	1,465 (-10%)	9mo	$89,900	$61	57
403 Delaware St	0.39mi	3/1.0	1,716 (+6%)	22mo	$152,800	$89	49

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.62×
• Total profit: $76,837
• Equity at exit: $152,249

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $238,309
• Equity at exit: $328,330

Cash invested: $47,320 (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 66066

• Home prices YoY: 14.2%
• Active inventory: 20
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$229 /mo · $2,749/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-239

Break-even live

Break-even rent $1,501

Max offer price $126,746

Occupancy floor —

Sensitivity live

Price	-10% $-144	-5% $-191	+0% $-239	+5% $-287	+10% $-335
Rent	-10% $-334	-5% $-287	+0% $-239	+5% $-192	+10% $-145
Rate	-1.0pp $-154	-0.5pp $-196	base $-239	+0.5pp $-283	+1.0pp $-328

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-12
   status Pending
2. 2026-04-30
   price $169,000
3. 2026-04-01
   listed $174,000 Active
4. 2016-10-17
   soldstatus
5. 2016-10-14
   soldstatus 423-char remark

   Show marketing remark (424 chars)

   What a "Great Buy" at this price!! Home has a new roof on it, fresh paint inside, all new carpet and vinyl flooring, wood burning fireplace in the living room, very clean home, kitchen has an island w/ sink, all appliances are staying(gas stove), poured concrete pad in the back yard that would be perfect for an RV, pool, or build a garage!! 3.5% down on an FHA loan makes this place VERY AFFORDABLE FOR ANYONE!!!

6. 2016-10-14
   soldstatus 424-char remark

   Show marketing remark (424 chars)

   What a "Great Buy" at this price!! Home has a new roof on it, fresh paint inside, all new carpet and vinyl flooring, wood burning fireplace in the living room, very clean home, kitchen has an island w/ sink, all appliances are staying(gas stove), poured concrete pad in the back yard that would be perfect for an RV, pool, or build a garage!! 3.5% down on an FHA loan makes this place VERY AFFORDABLE FOR ANYONE!!!

7. 2016-06-21
   listed $69,900 423-char remark

   Show marketing remark (424 chars)

   What a "Great Buy" at this price!! Home has a new roof on it, fresh paint inside, all new carpet and vinyl flooring, wood burning fireplace in the living room, very clean home, kitchen has an island w/ sink, all appliances are staying(gas stove), poured concrete pad in the back yard that would be perfect for an RV, pool, or build a garage!! 3.5% down on an FHA loan makes this place VERY AFFORDABLE FOR ANYONE!!!

8. 2016-06-21
   listed $69,900 424-char remark

   Show marketing remark (424 chars)

   What a "Great Buy" at this price!! Home has a new roof on it, fresh paint inside, all new carpet and vinyl flooring, wood burning fireplace in the living room, very clean home, kitchen has an island w/ sink, all appliances are staying(gas stove), poured concrete pad in the back yard that would be perfect for an RV, pool, or build a garage!! 3.5% down on an FHA loan makes this place VERY AFFORDABLE FOR ANYONE!!!

9. 2004-07-01
   soldstatus $109,000
10. 1999-09-01
    soldstatus $12,000
11. 1997-05-01
    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: $2,749 · $229/mo
• Projected year-2 tax: $2,749 · $229/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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,378
• − Mortgage interest: −$9,467
• − Property taxes: −$2,749
• − Insurance: −$845
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$4,916
• Taxable loss: −$5,899
• Est. tax savings @ 24.0%: +$1,416
• After-tax cash flow: $-1,454/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: Oskaloosa Public Schools
• NCES district ID: 2010320
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $51,938
• Composite: 25.52/100
• National rank: #7436
• State rank: #101 of 169 in KS

Livability — Oskaloosa

• Score: 77/100
• State rank: #36
• US rank: #2829

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oskaloosa, KS
• Population (ZIP): 2,750

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 18,534 people
• By 2030: 18,165 · -2.0%
• By 2040: 17,247 · -6.9%
• By 2050: 16,257 · -12.3%
• By 2075: 14,493 · -21.8%
• By 2100: 12,298 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Italian 2% Romanian 2% Slovak 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+36.9) · D 30.5% · R 67.4% · Other 2.0%
• 2008→2024 swing: -18.2pp toward R · 2008: -18.7pp · 2024: -36.9pp
• All cycles: 2024: R+36.9 2020: R+32.2 2016: R+32.3 2012: R+22.8 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 34.53%
• Current HPI: 278.361
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1590.0% since first listed

11 events — show timeline

• 2026-05-12 Pending — Sunflower MLS as distributed by MLS GRID
• 2026-04-30 Price Changed $169,000 Sunflower MLS as distributed by MLS GRID
• 2026-04-01 Listed $174,000 Sunflower MLS as distributed by MLS GRID
• 2016-10-17 Sold (Public Records) — Public Records
• 2016-10-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-10-14 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2016-06-21 Listed $69,900 Heartland MLS as Distributed by MLS Grid
• 2016-06-21 Listed $69,900 Sunflower MLS as distributed by MLS GRID
• 2004-07-01 Sold (Public Records) $109,000 Public Records
• 1999-09-01 Sold (Public Records) $12,000 Public Records
• 1997-05-01 Sold (Public Records) $10,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,749 · +6.4% YoY. Source: county tax records.