129 N Locust St · Marion, KS 66861

$125,000

3 bd · 1.0 ba · 1,645 sqft · SingleFamily public records · 1 Days on market

Built 1926 0.30 ac 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).

• Appreciation +10.0/10.0
• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• 1% rule +3.2/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Craftsman style home
• 0.30 acre lot
• Cozy fireplace

Tags

• CRAFTSMAN STYLE HOME
• ORIGINAL HARDWOOD FLOORING
• COZY FIREPLACE
• PARTIALLY FINISHED BASEMENT
• 0.30 ACRE LOT
• STUCCO AND WOOD CRAFTSMANSHIP

Property features AI

Exterior

• Parking: Detached or attached garage with space for 1 car
• Utilities: Natural gas available; Public water; Sewer available
• Home design: Single-family on-site built home
• Construction: Composition roof; Full cellar foundation
• Exterior features: One-level home; Full foundation with cellar (no egress window); Composition roof

Interior

• Kitchen: Range; Refrigerator
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Wall/window air conditioning units
• Interior features: Range, Refrigerator; Wood-burning fireplace in the living room; Unfinished basement; Storm doors and storm windows
• Laundry & utility: Laundry on main floor and in basement in a separate room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (17.7% below list).
• Recommended offer: $103k (17.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#163 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Marion-Florence (rural): math 35% / reading 45% proficiency, ranked #37 of 169 in KS (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marion Elem (math 47% / reading 57%, grade C-, #131 of 684 statewide, top 23%, 244 students, 46% FRL); Marion Middle (math 32% / reading 37%, grade F, #49 of 219 statewide, top 24%, 127 students, 47% FRL); Marion High (math 15% / reading 24%, grade F, #198 of 327 statewide, top 66%, 142 students, 45% FRL).
• Market conditions: 23 active listings in the ZIP; 25 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Marion County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,829 (17.7% 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 1926 — 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. 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: 0.82% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.40%
• DSCR: 0.85
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.9%
• Equity multiple: 2.77×
• Total profit: $61,802
• Equity at exit: $112,610

10-year hold

• IRR: 19.7%
• Equity multiple: 6.34×
• Total profit: $187,056
• Equity at exit: $242,848

Cash invested: $35,000 (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 66861

• Home prices YoY: 8.4%
• Active inventory: 23
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,028 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$204 /mo · $2,448/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $-99

Break-even live

Break-even rent $1,154

Max offer price $107,467

Occupancy floor —

Sensitivity live

Price	-10% $-28	-5% $-64	+0% $-99	+5% $-135	+10% $-170
Rent	-10% $-180	-5% $-140	+0% $-99	+5% $-59	+10% $-18
Rate	-1.0pp $-36	-0.5pp $-67	base $-99	+0.5pp $-132	+1.0pp $-165

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-06-07
   listed $125,000 Pending 1 DOM

ⓘ 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: $2,448 · $204/mo
• Projected year-2 tax: $2,448 · $204/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,339
• − Mortgage interest: −$7,002
• − Property taxes: −$2,448
• − Insurance: −$625
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$3,636
• Taxable loss: −$3,346
• Est. tax savings @ 24.0%: +$803
• After-tax cash flow: $-388/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: Marion-Florence
• NCES district ID: 2009240
• Math proficiency: 35% ▼ -6.00%
• Reading proficiency: 45% ▲ 1.00%
• Median HH income: $41,826
• Composite: 33.67/100
• National rank: #5390
• State rank: #37 of 169 in KS

Livability — Marion

• Score: 70/100
• State rank: #163
• US rank: #7701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion, KS
• City population: 2,929
• Population (ZIP): 2,929

Population outlook (Marion County) Hauer SSP2

• Today (2025): 11,315 people
• By 2030: 10,852 · -4.1%
• By 2040: 9,989 · -11.7%
• By 2050: 9,375 · -17.1%
• By 2075: 8,969 · -20.7%
• By 2100: 9,019 · -20.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Lithuanian 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+49.1) · D 24.3% · R 73.5% · Other 2.2%
• 2008→2024 swing: -10.2pp toward R · 2008: -38.9pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+48.8 2016: R+50.3 2012: R+46.5 2008: R+38.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.73%
• Current HPI: 203.6912
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-06-06 Pending — SCKMLS as Distributed by MLS Grid
• 2026-06-05 Listed $125,000 SCKMLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $2,448 · +12.4% YoY. Source: county tax records.