521 N Osage St · Caldwell, KS 67022

$58,500

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 8 Days on market

Built 1910

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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
• Livability +3.1/5.0
• Appreciation +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Key facts

• Remodeled bathroom
• New heater
• New a/c

Tags

• NEW ROOF
• NEW WINDOWS
• NEW HEATER
• NEW A/C
• REMODELED BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($922 rent vs $58k).

Location & tenants

• Location reads 62/100 on livability (#368 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Caldwell (rural): math 25% / reading 25% proficiency, ranked #233 of 280 in KS (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 5 active listings in the ZIP; 14 units permitted in Sumner County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $404 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sumner County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 $10k; list at $58k implies a 485% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,500

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
5. 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.
6. 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.
7. 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: 1.58% ✓
• Cap rate: 13.21%
• Cash-on-cash: 24.71%
• DSCR: 2.10
• GRM: 5.3

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: 18.1%
• Equity multiple: 1.73×
• Total profit: $12,005
• Equity at exit: $8,723

10-year hold

• IRR: 26.5%
• Equity multiple: 3.33×
• Total profit: $38,134
• Equity at exit: $5,058

Cash invested: $16,380 (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 67022

• Home prices YoY: -2.4%
• Active inventory: 5
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $922 medium
• Mortgage (P&I): −$307
• Tax from tax record: −$60 /mo · $716/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $337

Break-even live

Break-even rent $495

Max offer price $58,500

Occupancy floor 58%

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: $14,625
• Closing costs: $1,755
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $58,500 Active 8 DOM
2. 2026-06-17
   days on market $58,500 Active 7 DOM
3. 2026-06-16
   days on market $58,500 Active 6 DOM
4. 2026-06-15
   days on market $58,500 Active 5 DOM
5. 2026-06-13
   days on market $58,500 Active 3 DOM
6. 2026-06-12
   listed $58,500 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: $716 · $60/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$108/yr (+$9/mo · 15.1%)

ⓘ 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 ≥108°F today · 19 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: $11,060
• − Mortgage interest: −$3,277
• − Property taxes: −$716
• − Insurance: −$292
• − Repairs & maintenance: −$885
• − Management: −$885
• − Depreciation: −$1,702
• Taxable income: $3,302
• Est. tax owed @ 24.0%: −$793
• After-tax cash flow: $3,254/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: Caldwell
• NCES district ID: 2004380
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $40,880
• Composite: 24.23/100
• National rank: #13134
• State rank: #233 of 280 in KS

Livability — Caldwell

• Score: 62/100
• State rank: #368
• US rank: #16448

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Caldwell, KS
• Population (ZIP): 1,579

Population outlook (Sumner County) Hauer SSP2

• Today (2025): 22,787 people
• By 2030: 22,292 · -2.2%
• By 2040: 21,113 · -7.3%
• By 2050: 19,916 · -12.6%
• By 2075: 18,286 · -19.8%
• By 2100: 16,450 · -27.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Lithuanian 4% Portuguese 2%
• Foreign-born: 0%

Political lean MEDSL · Sumner

• 2024 margin: Solid R (+50.1) · D 23.9% · R 74.0% · Other 2.0%
• 2008→2024 swing: -17.4pp toward R · 2008: -32.7pp · 2024: -50.1pp
• All cycles: 2024: R+50.1 2020: R+50.5 2016: R+50.6 2012: R+39.4 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.15%
• Current HPI: 169.9073
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+631.2% since first listed

9 events — show timeline

• 2026-06-11 Listed $58,500 FSBO.com
• 2025-12-07 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2025-08-14 Price Changed $64,000 SCKMLS as Distributed by MLS Grid
• 2025-06-06 Listed $65,000 SCKMLS as Distributed by MLS Grid
• 2020-12-27 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2020-10-22 Listed $50,000 SCKMLS as Distributed by MLS Grid
• 2009-03-01 Sold (Public Records) $10,000 Public Records
• 2004-10-01 Sold (Public Records) $15,000 Public Records
• 1998-11-01 Sold (Public Records) $8,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $716 · +7.2% YoY. Source: county tax records.