1002 E 13th St · Pittsburg, KS 66762

$25,000

2 bd · 1.0 ba · 988 sqft · SingleFamily public records · 2 Days on market

Built 1920 6,007 sqft 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Alley access
• Quiet neighborhood
• Corner lot

Tags

• CORNER LOT
• DETACHED GARAGE
• ALLEY ACCESS
• QUIET NEIGHBORHOOD
• NEAR AMENITIES

Property features AI

Finance

• Other: Directions: From N Rouse St, turn west on 13th St and go one block to SE corner of intersection.
• Financial info: Annual taxes reported (amount withheld from final output per instructions)
• HOA & community: No association fees; No maintenance provided

Exterior

• Parking: Detached garage (1-car)
• Utilities: Public water; Public sewer
• Home design: Single-family residential home; Residential property type; Above-grade living area reported as 988 (assessor)
• Construction: Frame construction; Composition roof; Age: 101 years or more
• Exterior features: Lot approximately 6,007 square feet; Not in a flood plain

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet in kitchen and one bedroom; Vinyl in utility room
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood stove heating; No central air conditioning
• Interior features: Crawl space basement; Five total rooms; Floor plan described as Other
• Laundry & utility: Utility room on the main level with vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($802 rent vs $25k).
• Cap rate 27.9% vs local median 5.4% in Pittsburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#270 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.
• Pittsburg (town): math 29% / reading 31% proficiency, ranked #111 of 169 in KS (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+13.8%/yr); 142 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 65 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $6k; list at $25k implies a 285% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $25,000

Questions for the listing agent

1. Built in 1920 — 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: 3.21% ✓
• Cap rate: 27.88%
• Cash-on-cash: 77.10%
• DSCR: 4.43
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $97,812
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1002 E 13th St	0.00mi	2/1.0	988 (0%)	0mo	$25,000	$25	100
1014 E 16th St	0.22mi	2/2.0	994 (+1%)	11mo	$146,000	$147	75
1008 E 5th St	0.48mi	2/2.0	1,003 (+2%)	11mo	$99,500	$99	62
201 N Fairview St	0.66mi	2/1.0	972 (-2%)	8mo	$62,000	$64	60
611 E 21st St	0.66mi	3/1.0 (+1)	984 (-0%)	11mo	$35,000	$36	54
708 E 7th St	0.48mi	2/1.0	860 (-13%)	7mo	$75,000	$87	50
510 E 9th St	0.56mi	2/2.0	1,055 (+7%)	10mo	$130,000	$123	50
1503 N Joplin St	0.68mi	2/1.0	912 (-8%)	8mo	$93,000	$102	49
409 E 8th St	0.65mi	3/1.0 (+1)	1,088 (+10%)	5mo	$115,000	$106	44
612 E 10th N/A	0.47mi	3/1.0 (+1)	868 (-12%)	12mo	$59,900	$69	43
406 E 8th St	0.65mi	2/1.0	1,131 (+14%)	5mo	$79,900	$71	41
1906 N Smelter St	0.66mi	3/1.0 (+1)	1,120 (+13%)	1mo	$117,500	$105	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 82.8%
• Equity multiple: 5.12×
• Total profit: $28,854
• Equity at exit: $3,728

10-year hold

• IRR: 87.4%
• Equity multiple: 12.63×
• Total profit: $81,384
• Equity at exit: $2,162

Cash invested: $7,000 (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 66762

• Rents YoY: 13.8%
• Active inventory: 142
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $802 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$42 /mo · $509/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $450

Break-even live

Break-even rent $233

Max offer price $25,000

Occupancy floor 39%

Sensitivity live

Price	-10% $464	-5% $457	+0% $450	+5% $443	+10% $436
Rent	-10% $386	-5% $418	+0% $450	+5% $481	+10% $513
Rate	-1.0pp $462	-0.5pp $456	base $450	+0.5pp $443	+1.0pp $437

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 S Elm St Pittsburg, KS	1.0	1.0	800	$600	$0.75	44d	1	1.03mi
404 E Adams St Unit A Pittsburg, KS	2.0	1.0	750	$800	$1.07	44d	1	1.37mi
511 W 2nd St Pittsburg, KS	2.0	1.0	846	$850	$1.00	44d	1	1.44mi

Listing history 3 events

1. 2026-05-21
   listed $25,000 Active
2. 2014-03-07
   soldstatus
3. 1985-11-01
   soldstatus $6,500

ⓘ 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: $509 · $42/mo
• Projected year-2 tax: $509 · $42/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 3/10 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: $9,626
• − Mortgage interest: −$1,400
• − Property taxes: −$509
• − Insurance: −$125
• − Repairs & maintenance: −$770
• − Management: −$770
• − Depreciation: −$727
• Taxable income: $5,324
• Est. tax owed @ 24.0%: −$1,278
• After-tax cash flow: $4,120/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: Pittsburg
• NCES district ID: 2010710
• Math proficiency: 29% ▼ -5.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $33,608
• Composite: 24.63/100
• National rank: #7629
• State rank: #111 of 169 in KS

Livability — Pittsburg

• Score: 66/100
• State rank: #270
• US rank: #12149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pittsburg, KS
• County: Crawford County · 24,907 people
• City population: 24,907
• Metro: Pittsburg, KS
• Population (ZIP): 24,907
• Household income: $50,511
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1186.0

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,393 people
• By 2030: 39,540 · +0.4%
• By 2040: 39,452 · +0.1%
• By 2050: 39,188 · -0.5%
• By 2075: 39,038 · -0.9%
• By 2100: 38,219 · -3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Two or more races 5% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 1%

Political lean MEDSL · Crawford

• 2024 margin: Strong R (+25.3) · D 36.5% · R 61.7% · Other 1.8%
• 2008→2024 swing: -26.7pp toward R · 2008: 1.4pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+23.1 2016: R+23.1 2012: R+6.5 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.14%
• Current HPI: 158.7878
• Rent YoY: ▲ 13.80%
• Metro: Pittsburg, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+284.6% since first listed

3 events — show timeline

• 2026-05-21 Listed $25,000 Heartland MLS as Distributed by MLS Grid
• 2014-03-07 Sold (Public Records) — Public Records
• 1985-11-01 Sold (Public Records) $6,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $509 · +18.4% YoY. Source: county tax records.