715 Shawnee St · Hiawatha, KS 66434

$120,000

4 bd · 2.0 ba · 1,617 sqft · SingleFamily public records · 136 Days on market

Built 1900 6,970 sqft lot Est $189k · 37% under

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Why this score? — see what drove the C- 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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Natural light
• Corner lot
• Detached garage

Tags

• CORNER LOT
• FUNCTIONAL FLOOR PLAN
• NATURAL LIGHT
• DETACHED GARAGE
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Residential property
• Construction: Above-grade finished area: 1,617; Built as a single house
• Exterior features: Composition roof

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Has basement; Corner lot (property sits on a corner)
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (4.0% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#90 in KS, #4,934 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime D-, commute F, employment F.
• Hiawatha (town): math 26% / reading 32% proficiency, ranked #112 of 169 in KS (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hiawatha Elem (math 27% / reading 32%, grade F, #463 of 684 statewide, top 73%, 359 students, 59% FRL); Hiawatha Middle School (math 26% / reading 34%, grade F, #64 of 219 statewide, top 32%, 276 students, 51% FRL); Hiawatha Sr High (math 22% / reading 22%, grade F, #165 of 327 statewide, top 55%, 267 students, 47% FRL).
• Market conditions: 32 active listings in the ZIP; 2 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Brown County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $120k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.65%
• DSCR: 1.16
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $189,189
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 Shawnee St	0.38mi	3/1.0 (-1)	1,640 (+1%)	2mo	$127,000	$77	69
301 S 6th St	0.35mi	3/2.5 (-1)	1,587 (-2%)	10mo	$279,000	$176	65
209 Shawnee St	0.49mi	3/2.0 (-1)	1,625 (+0%)	20mo	$175,000	$108	55
1368 240th St	0.68mi	4/1.0	1,539 (-5%)	2mo	$210,000	$136	55
524 Kansas Ave	0.28mi	3/1.0 (-1)	1,784 (+10%)	14mo	$127,000	$71	49
500 N 4th St	0.40mi	3/2.5 (-1)	1,400 (-13%)	4mo	$194,000	$139	49
311 Miami St	0.39mi	3/2.0 (-1)	1,441 (-11%)	15mo	$110,000	$76	46
110 N 2nd St	0.53mi	4/1.5	1,803 (+12%)	12mo	$212,000	$118	44
111 Pawnee St	0.69mi	3/1.5 (-1)	1,788 (+11%)	2mo	$210,000	$117	41
205 Cheyenne Ave	0.62mi	3/1.0 (-1)	1,510 (-7%)	18mo	$137,000	$91	36

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-12,937
• Equity at exit: $17,892

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-2,873
• Equity at exit: $10,375

Cash invested: $33,600 (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 66434

• Home prices YoY: -19.1%
• Active inventory: 32
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$129 /mo · $1,542/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $102

Break-even live

Break-even rent $1,023

Max offer price $120,000

Occupancy floor 86%

Sensitivity live

Price	-10% $170	-5% $136	+0% $102	+5% $68	+10% $34
Rent	-10% $11	-5% $57	+0% $102	+5% $148	+10% $193
Rate	-1.0pp $163	-0.5pp $133	base $102	+0.5pp $71	+1.0pp $39

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $120,000 Active 136 DOM
2. 2026-06-21
   days on market $120,000 Active 135 DOM
3. 2026-06-21
   days on market $120,000 Active 134 DOM
4. 2026-06-18
   days on market $120,000 Active 132 DOM
5. 2026-06-17
   days on market $120,000 Active 131 DOM
6. 2026-06-16
   days on market $120,000 Active 130 DOM
7. 2026-06-15
   days on market $120,000 Active 129 DOM
8. 2026-06-13
   days on market $120,000 Active 127 DOM
9. 2026-06-12
   days on market $120,000 Active 126 DOM
10. 2026-06-09
    days on market $120,000 Active 123 DOM
11. 2026-06-08
    days on market $120,000 Active 122 DOM
12. 2026-06-07
    days on market $120,000 Active 121 DOM
13. 2026-06-05
    days on market $120,000 Active 119 DOM
14. 2026-06-04
    days on market $120,000 Active 117 DOM
15. 2026-06-02
    days on market $120,000 Active 116 DOM
16. 2026-06-01
    days on market $120,000 Active 115 DOM
17. 2026-05-31
    days on market $120,000 Active 114 DOM
18. 2026-05-31
    days on market $120,000 Active 113 DOM
19. 2026-02-06
    listed $120,000 Active
20. 2004-06-01
    soldstatus $45,000
21. 2004-04-01
    soldstatus $28,000

ⓘ 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: $1,542 · $129/mo
• Projected year-2 tax: $1,692 · $141/mo
• Expected delta: +$150/yr (+$12/mo · 9.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,822
• − Mortgage interest: −$6,722
• − Property taxes: −$1,542
• − Insurance: −$600
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$3,491
• Taxable loss: −$745
• Est. tax savings @ 24.0%: +$179
• After-tax cash flow: $1,404/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: Hiawatha
• NCES district ID: 2000006
• Math proficiency: 26% ▼ -4.00%
• Reading proficiency: 32% ▼ -11.00%
• Median HH income: $41,098
• Composite: 24.5/100
• National rank: #7653
• State rank: #112 of 169 in KS

Livability — Hiawatha

• Score: 74/100
• State rank: #90
• US rank: #4934

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hiawatha, KS
• Population (ZIP): 4,738

Population outlook (Brown County) Hauer SSP2

• Today (2025): 9,357 people
• By 2030: 9,119 · -2.5%
• By 2040: 8,629 · -7.8%
• By 2050: 8,188 · -12.5%
• By 2075: 7,138 · -23.7%
• By 2100: 5,586 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 2% Native American 2% Black 2%
• Common ancestry: Romanian 3% Iranian 3% Slovak 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+47.9) · D 25.0% · R 73.0% · Other 2.0%
• 2008→2024 swing: -9.8pp toward R · 2008: -38.1pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+48.2 2016: R+50.8 2012: R+44.0 2008: R+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.16%
• Current HPI: 233.9129
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+328.6% since first listed

3 events — show timeline

• 2026-02-06 Listed $120,000 Sunflower MLS as distributed by MLS GRID
• 2004-06-01 Sold (Public Records) $45,000 Public Records
• 2004-04-01 Sold (Public Records) $28,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,542 · +13.2% YoY. Source: county tax records.