318 Miami St · Burlington, KS 66839

$65,000

3 bd · 1.0 ba · 1,244 sqft · SingleFamily public records · 33 Days on market

Built 1880 7,560 sqft lot Est $93k · 30% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Updated electrical
• Front and back yards
• Inviting front porch

Tags

• INVITING FRONT PORCH
• NEW ROOF INSTALLED
• UPDATED ELECTRICAL
• ORIGINAL GARAGE
• SPACIOUS PRIMARY SUITE
• FRONT AND BACK YARDS

Property features AI

Finance

• Other: Directions: From 75 HWY turn east on Miami. House on north side of road
• HOA & community: No association fees; No maintenance provided

Exterior

• Parking: Attached parking; Carport; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Frame construction; Composition roof; About 1,244 sq ft living area; Built over 100 years ago; Facing / entry direction not specified
• Construction: Frame construction; Composition roof
• Exterior features: Not in a flood plain; Lot approximately 63 x 120 ft

Interior

• Bedrooms: 3 bedrooms (one on main level, two on upper level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling (air conditioning)
• Interior features: Cellar basement; 1.5-story floor plan

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#57 in KS, #3,781 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D, amenities F.
• Burlington (town): math 34% / reading 37% proficiency, ranked #54 of 169 in KS (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 29 units permitted in Coffey County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Coffey County population projected at -12% 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $65k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.54% ✓
• Cap rate: 13.63%
• Cash-on-cash: 26.20%
• DSCR: 2.17
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $93,300
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Miami St	0.00mi	3/1.0	1,244 (0%)	1mo	$65,000	$52	99
322 N 5th St	0.13mi	2/1.0 (-1)	1,296 (+4%)	11mo	$85,000	$66	73
809 Alleghaney St	0.67mi	3/2.0	1,200 (-4%)	2mo	$89,999	$75	57
621 N 3rd St	0.23mi	4/3.0 (+1)	1,402 (+13%)	8mo	$195,000	$139	48
914 Des Moines St	0.52mi	3/1.0	1,372 (+10%)	13mo	$100,000	$73	48
202 N 11th St	0.62mi	2/1.5 (-1)	1,200 (-4%)	14mo	$235,000	$196	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 1.81×
• Total profit: $14,755
• Equity at exit: $9,692

10-year hold

• IRR: 28.2%
• Equity multiple: 3.49×
• Total profit: $45,355
• Equity at exit: $5,620

Cash invested: $18,200 (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 66839

• Home prices YoY: -11.8%
• Active inventory: 38
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$25 /mo · $296/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $397

Break-even live

Break-even rent $497

Max offer price $65,000

Occupancy floor 55%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
524 Juniatta St Burlington, KS	2.0	1.0	1200	$1,000	$0.83	44d	1	0.18mi

Listing history 4 events

1. 2026-05-01
   status Pending
2. 2026-03-29
   listed $65,000 Active
3. 2006-11-01
   soldstatus $28,500
4. 1994-05-01
   soldstatus $15,000

ⓘ 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: $296 · $25/mo
• Projected year-2 tax: $916 · $76/mo
• Expected delta: +$620/yr (+$52/mo · 209.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$3,641
• − Property taxes: −$296
• − Insurance: −$325
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,891
• Taxable income: $3,927
• Est. tax owed @ 24.0%: −$942
• After-tax cash flow: $3,826/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: Burlington
• NCES district ID: 2004290
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $53,723
• Composite: 31.12/100
• National rank: #6064
• State rank: #54 of 169 in KS

Livability — Burlington

• Score: 76/100
• State rank: #57
• US rank: #3781

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burlington, KS
• Population (ZIP): 3,904

Population outlook (Coffey County) Hauer SSP2

• Today (2025): 8,172 people
• By 2030: 8,015 · -1.9%
• By 2040: 7,612 · -6.9%
• By 2050: 7,178 · -12.2%
• By 2075: 6,580 · -19.5%
• By 2100: 5,971 · -26.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 14% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Coffey

• 2024 margin: Solid R (+55.7) · D 21.3% · R 77.0% · Other 1.6%
• 2008→2024 swing: -10.0pp toward R · 2008: -45.7pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+55.7 2016: R+57.3 2012: R+51.5 2008: R+45.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.99%
• Current HPI: 247.43
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+333.3% since first listed

4 events — show timeline

• 2026-05-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-29 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2006-11-01 Sold (Public Records) $28,500 Public Records
• 1994-05-01 Sold (Public Records) $15,000 Public Records

Property tax history

-2.7%/yr

Latest (2025): $296 · -1.9% YoY. Source: county tax records.