601 N Woodland St · Pittsburg, KS 66762

$129,500

2 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 59 Days on market

Built 1930 5,000 sqft lot Est $125k · at est.

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Why this score? — see what drove the F 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 +9.7/30.0
• ARV discount +6.0/15.0
• Rent growth +5.0/5.0
• Livability +3.3/5.0
• DSCR +2.7/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Key facts

• Formal dining room
• Historic brick home
• Updated kitchen

Tags

• HISTORIC BRICK HOME
• ORIGINAL WOODWORK
• HARDWOOD FLOORS
• UPDATED KITCHEN
• FORMAL DINING ROOM
• BRIGHT SUNROOM

Property features AI

Finance

• Other: Living area approximately 1,216 (per assessor); Lot size approximately 5,000 square feet (per assessor)
• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One-story bungalow; Facing direction not specified
• Construction: Brick construction; Composition roof; Estimated age 76–100 years
• Exterior features: Corner lot; Not in a flood plain

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Bungalow floor plan; Unfinished stone/rock basement; One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $94k (27.6% below list).
• Recommended offer: $94k (27.6% below list) — sets the bar for 1% rule.

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: crime F, amenities F, commute 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.
• Zoned schools: Pittsburg Middle School (math 28% / reading 26%, grade F, #94 of 219 statewide, top 44%, 720 students, 67% FRL); Pittsburg High (math 27% / reading 32%, grade F, #60 of 327 statewide, top 24%, 1,017 students, 60% FRL).
• Market conditions: Rents rising fast (+13.8%/yr); 142 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $895 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $49k; list at $130k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $93,765 (27.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.86%
• DSCR: 0.87
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $125,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 N Woodland St	0.00mi	3/1.0 (+1)	1,216 (0%)	1mo	$129,500	$106	94
708 W 1st St	0.34mi	3/2.0 (+1)	1,210 (-0%)	4mo	$125,000	$103	71
603 W 2nd N/A	0.32mi	3/2.0 (+1)	1,247 (+2%)	2mo	$210,000	$168	70
703 W 8th St	0.11mi	2/2.0	1,322 (+9%)	11mo	$119,000	$90	67
420 W 4th St W	0.27mi	3/2.0 (+1)	1,266 (+4%)	9mo	$20,000	$16	64
808 N Pine N/A	0.51mi	2/1.0	1,237 (+2%)	12mo	$49,500	$40	63
802 W 7th St	0.15mi	3/1.0 (+1)	1,036 (-15%)	4mo	$62,500	$60	60
724 W 3rd St	0.21mi	2/2.0	1,064 (-12%)	9mo	$190,000	$179	58
209 S Catalpa St	0.49mi	2/1.0	1,106 (-9%)	8mo	$155,000	$140	56
102 S Olive St	0.46mi	3/2.0 (+1)	1,160 (-5%)	11mo	$147,500	$127	53
306 S Olive St	0.62mi	3/1.5 (+1)	1,114 (-8%)	6mo	$115,000	$103	45
223 W Forest St	0.70mi	3/1.0 (+1)	1,304 (+7%)	12mo	$100,000	$77	40

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: -16.1%
• Equity multiple: 0.41×
• Total profit: $-21,563
• Equity at exit: $19,309

10-year hold

• IRR: -1.1%
• Equity multiple: 0.91×
• Total profit: $-3,425
• Equity at exit: $11,197

Cash invested: $36,260 (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: 11.5×

Monthly cashflow live

• Estimated rent: $938 high
• Mortgage (P&I): −$679
• Tax from tax record: −$94 /mo · $1,130/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $-86

Break-even live

Break-even rent $1,047

Max offer price $114,228

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-50	+0% $-86	+5% $-123	+10% $-160
Rent	-10% $-161	-5% $-123	+0% $-86	+5% $-49	+10% $-12
Rate	-1.0pp $-21	-0.5pp $-54	base $-86	+0.5pp $-120	+1.0pp $-154

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 W 2nd St Pittsburg, KS	2.0	1.0	846	$850	$1.00	45d	1	0.33mi
101 S Elm St Pittsburg, KS	1.0	1.0	800	$600	$0.75	45d	1	0.82mi
404 E Adams St Unit A Pittsburg, KS	2.0	1.0	750	$800	$1.07	45d	1	1.18mi
1108 S Joplin St Pittsburg, KS	2.0	1.5	850	$775	$0.91	45d	2	1.31mi
544 E 23rd St Pittsburg, KS	3.0	2.0	1190	$1,800	$1.51	45d	1	1.49mi

Listing history 8 events

1. 2026-04-20
   status Pending
2. 2026-04-10
   price $129,500
3. 2026-03-13
   price $133,000
4. 2026-02-20
   listed $138,000 Active
5. 2016-04-07
   soldstatus
6. 2015-01-16
   soldstatus
7. 2011-07-11
   soldstatus
8. 2005-05-01
   soldstatus $48,950

ⓘ 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: $1,130 · $94/mo
• Projected year-2 tax: $1,826 · $152/mo
• Expected delta: +$696/yr (+$58/mo · 61.7%)

ⓘ 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: $11,252
• − Mortgage interest: −$7,254
• − Property taxes: −$1,130
• − Insurance: −$648
• − Repairs & maintenance: −$900
• − Management: −$900
• − Depreciation: −$3,767
• Taxable loss: −$3,347
• Est. tax savings @ 24.0%: +$803
• After-tax cash flow: $-234/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

+164.6% since first listed

8 events — show timeline

• 2026-04-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $129,500 Heartland MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $133,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-20 Listed $138,000 Heartland MLS as Distributed by MLS Grid
• 2016-04-07 Sold (Public Records) — Public Records
• 2015-01-16 Sold (Public Records) — Public Records
• 2011-07-11 Sold (Public Records) — Public Records
• 2005-05-01 Sold (Public Records) $48,950 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,130 · +9.8% YoY. Source: county tax records.