504 2nd St · Whiting, KS 66552

$70,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 11 Days on market

Built 1919 0.50 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Appreciation +4.6/10.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Enclosed back porch
• Shade trees
• Corner lot

Tags

• CORNER LOT
• SHADE TREES
• ORIGINAL HARDWOOD FLOORS
• ENCLOSED BACK PORCH
• DETACHED GARAGE

Property features AI

Finance

• Other: Listing broker: Kellerman Real Estate

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Single house
• Construction: Composition roof; Construction materials: Other; Above-grade finished area reported
• Exterior features: Corner lot; Lot dimensions approximately 112.5 x 150; Approximately 0.5 acre lot

Interior

• Flooring: Hardwood; Vinyl; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Gas water heater; Crawl space basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($962 rent vs $70k).

Location & tenants

• Location reads 58/100 on livability (#495 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• North Jackson (rural): math 40% / reading 50% proficiency, ranked #28 of 280 in KS (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jackson Heights Elementary School (math 52% / reading 52%, grade C-, #131 of 684 statewide, top 23%, 228 students, 40% FRL); Jackson Heights High School And Middle School (math 17% / reading 32%, grade F, #105 of 327 statewide, top 49%, 176 students, 42% FRL).
• Market conditions: 4 active listings in the ZIP; 28 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $484 of loan paydown is wiped out by about $494 of value loss. Plan a longer hold.
• Jackson County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1919 — 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 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?
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: 1.37% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.38%
• DSCR: 1.82
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 1.75×
• Total profit: $14,781
• Equity at exit: $17,889

10-year hold

• IRR: 21.7%
• Equity multiple: 3.25×
• Total profit: $44,165
• Equity at exit: $19,645

Cash invested: $19,600 (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 66552

• Home prices YoY: -0.3%
• Active inventory: 4
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $962 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$63 /mo · $762/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $300

Break-even live

Break-even rent $582

Max offer price $70,000

Occupancy floor 64%

Sensitivity live

Price	-10% $340	-5% $320	+0% $300	+5% $280	+10% $261
Rent	-10% $224	-5% $262	+0% $300	+5% $338	+10% $376
Rate	-1.0pp $335	-0.5pp $318	base $300	+0.5pp $282	+1.0pp $264

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-01
   status Pending
2. 2026-04-20
   listed $70,000 Active
3. 1996-09-01
   soldstatus

ⓘ 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: $762 · $63/mo
• Projected year-2 tax: $987 · $82/mo
• Expected delta: +$225/yr (+$19/mo · 29.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥107°F today · 17 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: $11,543
• − Mortgage interest: −$3,921
• − Property taxes: −$762
• − Insurance: −$350
• − Repairs & maintenance: −$923
• − Management: −$923
• − Depreciation: −$2,036
• Taxable income: $2,627
• Est. tax owed @ 24.0%: −$630
• After-tax cash flow: $2,972/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: North Jackson
• NCES district ID: 2004830
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $52,194
• Composite: 41.05/100
• National rank: #7452
• State rank: #28 of 280 in KS

Livability — Whiting

• Score: 58/100
• State rank: #495
• US rank: #20756

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whiting, KS
• Population (ZIP): 592

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 12,926 people
• By 2030: 12,611 · -2.4%
• By 2040: 11,931 · -7.7%
• By 2050: 11,227 · -13.1%
• By 2075: 9,901 · -23.4%
• By 2100: 8,469 · -34.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Black 3%
• Common ancestry: Slovak 4% Italian 2% Lithuanian 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+42.6) · D 27.8% · R 70.4% · Other 1.8%
• 2008→2024 swing: -18.6pp toward R · 2008: -24.0pp · 2024: -42.6pp
• All cycles: 2024: R+42.6 2020: R+39.9 2016: R+41.9 2012: R+29.3 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.71%
• Current HPI: 241.9327
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-01 Pending — Sunflower MLS as distributed by MLS GRID
• 2026-04-20 Listed $70,000 Sunflower MLS as distributed by MLS GRID
• 1996-09-01 Sold (Public Records) — Public Records

Property tax history

+0.2%/yr

Latest (2025): $762 · -2.4% YoY. Source: county tax records.