402 1st St · St. George, KS 66535

$64,900

3 bd · 2.0 ba · 911 sqft · SingleFamily public records · 14 Days on market

Built 1859 0.25 ac lot ↓ 24% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Wooded lot
• Walk-out basement
• 0.25 acre lot

Tags

• WOODED LOT
• WALK-OUT BASEMENT
• CHARMING SMALL-TOWN SETTING

Property features AI

Exterior

• Parking: Detached parking
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Patio; Wooded lot; Gravel road access

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Ceiling fan cooling; Heating with electric and natural gas
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Rock Creek (rural): math 41% / reading 50% proficiency, ranked #13 of 169 in KS (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 37 active listings in the ZIP; 114 units permitted in Pottawatomie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pottawatomie County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1859 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,900

Questions for the listing agent

1. Built in 1859 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.63% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.84%
• DSCR: 1.93
• GRM: 5.1

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: 13.3%
• Equity multiple: 1.53×
• Total profit: $9,645
• Equity at exit: $9,677

10-year hold

• IRR: 22.2%
• Equity multiple: 2.90×
• Total profit: $34,527
• Equity at exit: $5,611

Cash invested: $18,172 (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 66535

• Home prices YoY: -9.2%
• Active inventory: 37
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$153 /mo · $1,833/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $316

Break-even live

Break-even rent $658

Max offer price $64,900

Occupancy floor 65%

Sensitivity live

Price	-10% $352	-5% $334	+0% $316	+5% $297	+10% $279
Rent	-10% $232	-5% $274	+0% $316	+5% $357	+10% $399
Rate	-1.0pp $348	-0.5pp $332	base $316	+0.5pp $299	+1.0pp $282

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $64,900 Active 14 DOM
2. 2026-06-18
   days on market $64,900 Active 13 DOM
3. 2026-06-17
   days on market $64,900 Active 12 DOM
4. 2026-06-16
   days on market $64,900 Active 11 DOM
5. 2026-06-15
   days on market $64,900 Active 10 DOM
6. 2026-06-14
   days on market $64,900 Active 8 DOM
7. 2026-06-13
   days on market $64,900 Active 7 DOM
8. 2026-06-10
   days on market $64,900 Active 5 DOM
9. 2026-06-09
   days on market $64,900 Active 4 DOM
10. 2026-06-08
    days on market $64,900 Active 3 DOM
11. 2026-06-07
    listed $64,900 Active 2 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: $1,833 · $153/mo
• Projected year-2 tax: $1,833 · $153/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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,695
• − Mortgage interest: −$3,635
• − Property taxes: −$1,833
• − Insurance: −$324
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$1,888
• Taxable income: $2,983
• Est. tax owed @ 24.0%: −$716
• After-tax cash flow: $3,072/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: Rock Creek
• NCES district ID: 2000004
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $59,245
• Composite: 39.91/100
• National rank: #3854
• State rank: #13 of 169 in KS

Livability — St. George

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. George, KS
• Population (ZIP): 3,729

Population outlook (Pottawatomie County) Hauer SSP2

• Today (2025): 25,971 people
• By 2030: 27,362 · +5.4%
• By 2040: 30,086 · +15.8%
• By 2050: 32,560 · +25.4%
• By 2075: 38,284 · +47.4%
• By 2100: 40,235 · +54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Italian 6% Slovak 4% Iranian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Pottawatomie

• 2024 margin: Solid R (+47.6) · D 25.2% · R 72.8% · Other 2.0%
• 2008→2024 swing: -3.6pp toward R · 2008: -44.0pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+46.7 2016: R+50.8 2012: R+47.3 2008: R+44.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.65%
• Current HPI: 184.6535
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-23.6% since first listed

6 events — show timeline

• 2026-05-26 Listed $64,900 FHAOR as distributed by MLS GRID
• 2026-04-07 Price Changed $64,900 FHAOR as distributed by MLS GRID
• 2026-02-11 Price Changed $69,900 FHAOR as distributed by MLS GRID
• 2025-11-17 Price Changed $74,900 FHAOR as distributed by MLS GRID
• 2025-08-13 Price Changed $79,900 FHAOR as distributed by MLS GRID
• 2025-07-11 Price Changed $84,900 FHAOR as distributed by MLS GRID

Property tax history

+2.6%/yr

Latest (2024): $1,833 · -0.7% YoY. Source: county tax records.