705 N Eisenhower Dr · Junction City, KS 66441

$85,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 273 Days on market

Built 1952 4,001 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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting 2-bedroom, 1-bath home is a versatile opportunity for both investors and future homeowners. With a strong rental history and property management services in place adding to your portfolio has never been more easier. Highlights: 2 bedrooms, 1 bathroom Practical layout with easy-to-maintain spaces Yard space with room for outdoor activities Off-street parking for convenience Perfect for investors seeking steady cash flow or buyers looking for an affordable home with income potential, this property is ready to fit your vision.

Key facts

• Off-street parking
• Yard space
• 4,001 sq ft lot

Tags

• YARD SPACE
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#266 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.
• Geary County Schools (town): math 32% / reading 39% proficiency, ranked #60 of 169 in KS (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.0%/yr); 260 active listings in the ZIP; 93 units permitted in Geary County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Geary County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.34% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.52%
• DSCR: 1.78
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.05% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.50×
• Total profit: $11,962
• Equity at exit: $12,674

10-year hold

• IRR: 23.4%
• Equity multiple: 3.30×
• Total profit: $54,658
• Equity at exit: $7,349

Cash invested: $23,800 (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 66441

• Rents YoY: 6.0%
• Active inventory: 260
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$72 /mo · $868/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $347

Break-even live

Break-even rent $701

Max offer price $85,000

Occupancy floor 65%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $85,000 Active 273 DOM
2. 2026-06-18
   days on market $85,000 Active 272 DOM
3. 2026-06-17
   days on market $85,000 Active 271 DOM
4. 2026-06-16
   days on market $85,000 Active 270 DOM
5. 2026-06-15
   days on market $85,000 Active 269 DOM
6. 2026-06-14
   days on market $85,000 Active 267 DOM
7. 2026-06-13
   days on market $85,000 Active 266 DOM
8. 2026-06-10
   days on market $85,000 Active 264 DOM
9. 2026-06-09
   days on market $85,000 Active 263 DOM
10. 2026-06-08
    days on market $85,000 Active 262 DOM
11. 2026-06-07
    days on market $85,000 Active 261 DOM
12. 2026-06-02
    days on market $85,000 Active 256 DOM
13. 2026-06-01
    days on market $85,000 Active 255 DOM
14. 2026-05-31
    days on market $85,000 Active 254 DOM
15. 2026-05-30
    days on market $85,000 Active 253 DOM
16. 2025-09-18
    listed $85,000 Active 548-char remark

    Show marketing remark (548 chars)

    This inviting 2-bedroom, 1-bath home is a versatile opportunity for both investors and future homeowners. With a strong rental history and property management services in place adding to your portfolio has never been more easier. Highlights: 2 bedrooms, 1 bathroom Practical layout with easy-to-maintain spaces Yard space with room for outdoor activities Off-street parking for convenience Perfect for investors seeking steady cash flow or buyers looking for an affordable home with income potential, this property is ready to fit your vision.

17. 2024-08-26
    historical $750
18. 2024-08-14
    listed $750
19. 2023-11-29
    historical
20. 2023-11-04
    listed
21. 2022-11-24
    historical
22. 2022-10-01
    price $75,000
23. 2022-09-09
    price $82,500
24. 2022-08-29
    price $85,000

ⓘ 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: $868 · $72/mo
• Projected year-2 tax: $1,198 · $100/mo
• Expected delta: +$330/yr (+$28/mo · 38.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 16 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: $13,686
• − Mortgage interest: −$4,761
• − Property taxes: −$868
• − Insurance: −$425
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$2,473
• Taxable income: $2,969
• Est. tax owed @ 24.0%: −$713
• After-tax cash flow: $3,457/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: Geary County Schools
• NCES district ID: 2007890
• Math proficiency: 32% ▲ 1.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $44,319
• Composite: 30.2/100
• National rank: #6306
• State rank: #60 of 169 in KS

Livability — Junction City

• Score: 66/100
• State rank: #266
• US rank: #11965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Junction City, KS
• County: Geary County · 25,828 people
• City population: 25,828
• Metro: Manhattan, KS
• Population (ZIP): 25,828
• Household income: $59,522
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 950.0

Population outlook (Geary County) Hauer SSP2

• Today (2025): 37,364 people
• By 2030: 38,234 · +2.3%
• By 2040: 39,727 · +6.3%
• By 2050: 40,314 · +7.9%
• By 2075: 44,283 · +18.5%
• By 2100: 46,935 · +25.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 53% Black 19% Two or more races 15% Hispanic / Latino 15% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 4%
• Common ancestry: Lithuanian 3% Italian 2% Portuguese 2%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 85% English-only · Spanish 9% German/W. Germanic 1% Korean 1%

Political lean MEDSL · Geary

• 2024 margin: R (+17.6) · D 40.1% · R 57.7% · Other 2.2%
• 2008→2024 swing: -5.2pp toward R · 2008: -12.4pp · 2024: -17.6pp
• All cycles: 2024: R+17.6 2020: R+14.7 2016: R+21.7 2012: R+14.4 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -152.25%
• Current HPI: 137.9936
• Rent YoY: ▲ 6.05%
• Metro: Manhattan, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

9 events — show timeline

• 2025-09-18 Listed $85,000 FHAOR as distributed by MLS GRID
• 2024-08-26 Rental Removed $750 APPFOLIO
• 2024-08-14 Listed for Rent $750 APPFOLIO
• 2023-11-29 Rental Removed — APPFOLIO
• 2023-11-04 Listed for Rent — APPFOLIO
• 2022-11-24 Rental Removed — APPFOLIO
• 2022-10-01 Price Changed $75,000 FHAOR as distributed by MLS GRID
• 2022-09-09 Price Changed $82,500 FHAOR as distributed by MLS GRID
• 2022-08-29 Price Changed $85,000 FHAOR as distributed by MLS GRID

Property tax history

+1.9%/yr

Latest (2025): $868 · +8.2% YoY. Source: county tax records.