192 Amy Ave · Russell, KS 67665

$22,900

5 bd · 4.0 ba · 2,240 sqft · SingleFamily public records · 78 Days on market

Built 1978 9,600 sqft lot

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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 +15.0/30.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Key facts

• 9,600 sq ft lot
• 2 garage spots
• Built 1978

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water and sewer not specified; Power not specified
• Home design: Single-family residence; Two stories
• Construction: Construction materials: Unknown; Built on concrete road access
• Exterior features: No exterior features listed; No fencing

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: Four full bathrooms
• Heating & cooling: Central air; Natural gas heating
• Interior features: Basement (unfinished); Central air conditioning; Natural gas heating

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $23k.

Deal economics

• At list price, monthly cash flow is $863 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $23k).
• Recommended offer: $22k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#186 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools F, amenities F.
• Russell County (town): math 22% / reading 26% proficiency, ranked #144 of 169 in KS (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 44 active listings in the ZIP; 6 units permitted in Russell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($158 loan paydown + $2k appreciation (7.3% local appreciation)).
• Russell County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $10k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $21,526 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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 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?
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: 5.64% ✓
• Cap rate: 51.49%
• Cash-on-cash: 161.42%
• DSCR: 8.18
• GRM: 1.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.88×
• Total profit: $63,366
• Equity at exit: $16,311

10-year hold

• IRR: —
• Equity multiple: 23.32×
• Total profit: $143,085
• Equity at exit: $31,391

Cash invested: $6,412 (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 67665

• Home prices YoY: 3.8%
• Active inventory: 44
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$120
• Tax est. 1.5%: −$29 /mo · $344/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $863

Break-even live

Break-even rent $200

Max offer price $22,900

Occupancy floor 28%

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: $5,725
• Closing costs: $687
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-01
   status $22,900 Pending 78 DOM
2. 2026-06-01
   days on market $22,900 Active 78 DOM
3. 2026-05-31
   days on market $22,900 Active 77 DOM
4. 2026-05-31
   days on market $22,900 Active 76 DOM
5. 2026-05-18
   price $22,900
6. 2026-04-16
   price $27,900
7. 2026-03-13
   listed $32,500 Active
8. 2012-09-27
   historical
9. 2012-03-27
   listed $119,000
10. 2010-06-09
    listed $119,500
11. 2007-04-01
    soldstatus $97,850
12. 2005-06-10
    listed $99,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,506
• − Mortgage interest: −$1,283
• − Property taxes: −$344
• − Insurance: −$114
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$666
• Taxable income: $10,618
• Est. tax owed @ 24.0%: −$2,548
• After-tax cash flow: $7,802/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: Russell County
• NCES district ID: 2011310
• Math proficiency: 22% ▲ 1.00%
• Reading proficiency: 26% ▲ 2.00%
• Median HH income: $41,397
• Composite: 20.4/100
• National rank: #8591
• State rank: #144 of 169 in KS

Livability — Russell

• Score: 69/100
• State rank: #186
• US rank: #8488

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Russell, KS
• Population (ZIP): 4,893

Population outlook (Russell County) Hauer SSP2

• Today (2025): 7,010 people
• By 2030: 7,035 · +0.4%
• By 2040: 7,181 · +2.4%
• By 2050: 7,290 · +4.0%
• By 2075: 8,229 · +17.4%
• By 2100: 8,868 · +26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Scotch-Irish 5% Lithuanian 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Russell

• 2024 margin: Solid R (+61.3) · D 18.4% · R 79.7% · Other 1.9%
• 2008→2024 swing: -7.5pp toward R · 2008: -53.8pp · 2024: -61.3pp
• All cycles: 2024: R+61.3 2020: R+63.4 2016: R+66.4 2012: R+61.2 2008: R+53.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.29%
• Current HPI: 201.0595
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-77.0% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $22,900 FHAOR as distributed by MLS GRID
• 2026-04-16 Price Changed $27,900 FHAOR as distributed by MLS GRID
• 2026-03-13 Listed $32,500 FHAOR as distributed by MLS GRID
• 2012-09-27 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2012-03-27 Listed $119,000 SCKMLS as Distributed by MLS Grid
• 2010-06-09 Listed $119,500 SCKMLS as Distributed by MLS Grid
• 2007-04-01 Sold (Public Records) $97,850 Public Records
• 2005-06-10 Listed $99,500 SCKMLS as Distributed by MLS Grid