238 W 11th St · Florence, KS 66851

$125,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 6 Days on market

Built 1958 0.40 ac 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 +16.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +5.2/10.0
• 1% rule +4.3/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Inviting patio
• Fenced backyard
• 0.4 acre lot

Tags

• FENCED BACKYARD
• INVITING PATIO
• DETACHED TWO-CAR GARAGE
• HEATED AND COOLED SHOP

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding construction; Composition roof
• Exterior features: Patio; Chain link fencing; Outbuilding

Interior

• Kitchen: Gas water heater
• Flooring: Laminate flooring; Carpet
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Storm windows; Concrete and 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 $125k.

Deal economics

• At list price, monthly cash flow is $82 ($982/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 $116k (7.0% below list).
• Recommended offer: $116k (7.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#357 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: housing C-, crime F, amenities F.
• Marion-Florence (rural): math 35% / reading 45% proficiency, ranked #37 of 169 in KS (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marion Middle (math 32% / reading 37%, grade F, #49 of 219 statewide, top 24%, 127 students, 47% FRL); Marion High (math 15% / reading 24%, grade F, #198 of 327 statewide, top 66%, 142 students, 45% FRL).
• Zoned-school proficiency averages 27% at this address vs 40% district-wide (-13 pts) — the specific schools serving this property underperform the Marion-Florence average; the district grade overstates school quality for this exact location.
• Market conditions: 4 active listings in the ZIP; 25 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• Marion County population projected at -17% 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $40k; list at $125k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,208 (7.0% below list)

Questions for the listing agent

1. Built in 1958 — 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: 0.93% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.80%
• DSCR: 1.12
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.59×
• Total profit: $20,529
• Equity at exit: $56,483

10-year hold

• IRR: 12.5%
• Equity multiple: 2.87×
• Total profit: $65,478
• Equity at exit: $87,263

Cash invested: $35,000 (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 66851

• Home prices YoY: 2.0%
• Active inventory: 4
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$129 /mo · $1,544/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $82

Break-even live

Break-even rent $1,059

Max offer price $125,000

Occupancy floor 88%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-12
   statusdays on market $125,000 Pending 6 DOM
2. 2026-06-09
   days on market $125,000 Active 3 DOM
3. 2026-06-08
   days on market $125,000 Active 2 DOM
4. 2026-06-07
   listed $125,000 Active 1 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: $1,544 · $129/mo
• Projected year-2 tax: $1,762 · $147/mo
• Expected delta: +$219/yr (+$18/mo · 14.2%)

ⓘ 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 5/10 Major 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: $13,945
• − Mortgage interest: −$7,002
• − Property taxes: −$1,544
• − Insurance: −$625
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$3,636
• Taxable loss: −$1,093
• Est. tax savings @ 24.0%: +$262
• After-tax cash flow: $1,244/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: Marion-Florence
• NCES district ID: 2009240
• Math proficiency: 35% ▼ -6.00%
• Reading proficiency: 45% ▲ 1.00%
• Median HH income: $41,826
• Composite: 33.67/100
• National rank: #5390
• State rank: #37 of 169 in KS

Livability — Florence

• Score: 62/100
• State rank: #357
• US rank: #16146

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florence, KS
• Population (ZIP): 645

Population outlook (Marion County) Hauer SSP2

• Today (2025): 11,315 people
• By 2030: 10,852 · -4.1%
• By 2040: 9,989 · -11.7%
• By 2050: 9,375 · -17.1%
• By 2075: 8,969 · -20.7%
• By 2100: 9,019 · -20.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Native American 2%
• Common ancestry: Slovak 6% Lithuanian 5% Romanian 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+49.1) · D 24.3% · R 73.5% · Other 2.2%
• 2008→2024 swing: -10.2pp toward R · 2008: -38.9pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+48.8 2016: R+50.3 2012: R+46.5 2008: R+38.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.04%
• Current HPI: 152.3248
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+380.8% since first listed

7 events — show timeline

• 2026-06-07 Listed $125,000 Sunflower MLS as distributed by MLS GRID
• 2025-04-02 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2025-02-21 Pending — SCKMLS as Distributed by MLS Grid
• 2025-02-01 Listed $73,000 Sunflower MLS as distributed by MLS GRID
• 2025-02-01 Listed $70,000 SCKMLS as Distributed by MLS Grid
• 1997-07-01 Sold (Public Records) $40,000 Public Records
• 1986-02-01 Sold (Public Records) $26,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,544 · +5.7% YoY. Source: county tax records.