639 W 6th St · Baxter Springs, KS 66713

$94,900

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 772 Days on market

Built 1984 5,500 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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

None. For comp use only.

Key facts

• <remodeled in 2017>
• <corner lot>
• 5,500 sq ft lot

Tags

• <CORNER LOT>
• <REMODELED IN 2017>

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Public sewer
• Home design: Single-family detached residence
• Construction: Slab foundation
• Exterior features: Corner lot; No fencing; Metal roof

Interior

• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central heating; Has cooling
• Interior features: Laminate flooring; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $10 ($119/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 $80k (16.2% below list).
• Recommended offer: $80k (16.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#63 in KS, #3,952 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools F, amenities F.
• Baxter Springs (town): math 31% / reading 39% proficiency, ranked #64 of 169 in KS (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 54 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 17 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cherokee County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 772 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $35k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,500 (16.2% below list)

Questions for the listing agent

1. It's been on market 772 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 0.84% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.45%
• DSCR: 1.02
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-14,759
• Equity at exit: $14,150

10-year hold

• IRR: -7.2%
• Equity multiple: 0.55×
• Total profit: $-12,085
• Equity at exit: $8,205

Cash invested: $26,572 (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 66713

• Home prices YoY: -17.7%
• Active inventory: 54
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $795 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$81 /mo · $971/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $10

Break-even live

Break-even rent $782

Max offer price $94,900

Occupancy floor 94%

Sensitivity live

Price	-10% $64	-5% $37	+0% $10	+5% $-17	+10% $-44
Rent	-10% $-53	-5% $-22	+0% $10	+5% $41	+10% $73
Rate	-1.0pp $58	-0.5pp $34	base $10	+0.5pp $-15	+1.0pp $-40

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1520 Cleveland Ave Unit 2-302 Baxter Springs, KS	2.0	1.0	989	$795	$0.80	22d	1	0.87mi

Listing history 28 events

1. 2026-06-21
   days on market $94,900 Active 772 DOM
2. 2026-06-18
   days on market $94,900 Active 770 DOM
3. 2026-06-17
   days on market $94,900 Active 769 DOM
4. 2026-06-16
   days on market $94,900 Active 768 DOM
5. 2026-06-15
   days on market $94,900 Active 767 DOM
6. 2026-06-13
   days on market $94,900 Active 765 DOM
7. 2026-06-12
   days on market $94,900 Active 764 DOM
8. 2026-06-09
   days on market $94,900 Active 761 DOM
9. 2026-06-08
   days on market $94,900 Active 760 DOM
10. 2026-06-07
    days on market $94,900 Active 759 DOM
11. 2026-06-05
    days on market $94,900 Active 757 DOM
12. 2026-06-04
    days on market $94,900 Active 755 DOM
13. 2026-06-02
    days on market $94,900 Active 754 DOM
14. 2026-06-01
    days on market $94,900 Active 753 DOM
15. 2026-05-31
    days on market $94,900 Active 752 DOM
16. 2026-05-31
    days on market $94,900 Active 751 DOM
17. 2026-02-09
    status Active
18. 2026-02-08
    historical
19. 2025-12-24
    price $94,900
20. 2025-11-05
    price $109,900
21. 2025-05-05
    price $119,900
22. 2024-08-08
    status Active
23. 2024-08-08
    historical
24. 2024-05-07
    listed $129,900 Active
25. 2018-01-18
    soldstatus 24-char remark

    Show marketing remark (24 chars)

    None. For comp use only.

26. 2018-01-18
    listed $48,900 24-char remark

    Show marketing remark (24 chars)

    None. For comp use only.

27. 2016-06-10
    soldstatus 84-char remark

    Show marketing remark (84 chars)

    Great investment or fixer upper. Sale includes 627 W 6th. Property being sold as is.

28. 2014-08-27
    listed $19,500 84-char remark

    Show marketing remark (84 chars)

    Great investment or fixer upper. Sale includes 627 W 6th. Property being sold as is.

ⓘ 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: $971 · $81/mo
• Projected year-2 tax: $1,338 · $112/mo
• Expected delta: +$367/yr (+$31/mo · 37.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $9,540
• − Mortgage interest: −$5,316
• − Property taxes: −$971
• − Insurance: −$474
• − Repairs & maintenance: −$763
• − Management: −$763
• − Depreciation: −$2,761
• Taxable loss: −$1,509
• Est. tax savings @ 24.0%: +$362
• After-tax cash flow: $481/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: Baxter Springs
• NCES district ID: 2003810
• Math proficiency: 31% ▼ -1.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $40,038
• Composite: 29.37/100
• National rank: #6529
• State rank: #64 of 169 in KS

Livability — Baxter Springs

• Score: 75/100
• State rank: #63
• US rank: #3952

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baxter Springs, KS
• Population (ZIP): 5,560

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 18,848 people
• By 2030: 17,862 · -5.2%
• By 2040: 15,850 · -15.9%
• By 2050: 13,915 · -26.2%
• By 2075: 10,102 · -46.4%
• By 2100: 6,977 · -63.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 4% Native American 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Scotch-Irish 6% Slovak 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+52.9) · D 22.6% · R 75.5% · Other 1.9%
• 2008→2024 swing: -29.2pp toward R · 2008: -23.7pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+49.9 2016: R+48.4 2012: R+29.5 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.71%
• Current HPI: 175.5431
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+386.7% since first listed

12 events — show timeline

• 2026-02-09 Relisted — OGAR
• 2026-02-08 Delisted — OGAR
• 2025-12-24 Price Changed $94,900 OGAR
• 2025-11-05 Price Changed $109,900 OGAR
• 2025-05-05 Price Changed $119,900 OGAR
• 2024-08-08 Relisted — OGAR
• 2024-08-08 Delisted — OGAR
• 2024-05-07 Listed $129,900 OGAR
• 2018-01-18 Listed $48,900 OGAR
• 2018-01-18 Sold (MLS) — OGAR
• 2016-06-10 Sold (MLS) — OGAR
• 2014-08-27 Listed $19,500 OGAR

Property tax history

-0.8%/yr

Latest (2025): $971 · +11.7% YoY. Source: county tax records.