110 S Maud St · Marquette, KS 67464

$115,000

3 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 1 Days on market

Built 1975 0.26 ac lot

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Why this score? — see what drove the D 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 +12.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• DSCR +3.6/10.0
• 1% rule +3.4/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to Marquette! This home is tucked back on the edge of town, with the Smoky Hill river and plenty of nature right in your back yard! Generous living room, 3 bedrooms, full bath and a kitchen complete with dining space on the main floor. Full basement with a family room, bonus room, another bath and laundry. Back deck is super for summer evenings. Oversized garage for storage, workshop and parking. This listing comes with an additional parcel as well for recreation and enjoyment.

Key facts

• Back yard
• Full basement
• Back deck

Tags

• BACK YARD
• FULL BASEMENT
• BACK DECK
• ADDITIONAL PARCEL

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public sewer available; Natural gas available; Public utilities
• Home design: Single-family onsite built
• Construction: Composition roof; Full foundation
• Exterior features: One-level home; Full foundation (no egress windows); Composition roof

Interior

• Kitchen: Dishwasher; Refrigerator; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Electric cooling; Forced air heating; Natural gas heating
• Interior features: Partially finished basement; Deck
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-23 ($-272/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (16.1% below list).
• Recommended offer: $97k (16.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#371 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.
• Smoky Valley (town): math 29% / reading 40% proficiency, ranked #58 of 169 in KS (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Soderstrom Elem (math 57% / reading 52%, grade C, #107 of 684 statewide, top 18%, 321 students, 35% FRL); Smoky Valley Middle School (math 23% / reading 37%, grade F, #64 of 219 statewide, top 32%, 246 students, 37% FRL); Smoky Valley High (math 12% / reading 32%, grade F, #165 of 327 statewide, top 55%, 253 students, 33% FRL) — zoned schools average 35% FRL vs 19% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 9 active listings in the ZIP; 102 units permitted in McPherson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($795 loan paydown + $2k appreciation (1.3% local appreciation)).
• McPherson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,539 (16.1% 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. Built in 1975 — 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. 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?
6. 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?
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: 0.84% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.08×
• Total profit: $2,585
• Equity at exit: $41,250

10-year hold

• IRR: 6.0%
• Equity multiple: 1.76×
• Total profit: $24,357
• Equity at exit: $56,392

Cash invested: $32,200 (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 67464

• Home prices YoY: 0.7%
• Active inventory: 9
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $965 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$134 /mo · $1,613/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $-23

Break-even live

Break-even rent $994

Max offer price $110,989

Occupancy floor 97%

Sensitivity live

Price	-10% $42	-5% $10	+0% $-23	+5% $-55	+10% $-88
Rent	-10% $-99	-5% $-61	+0% $-23	+5% $15	+10% $54
Rate	-1.0pp $35	-0.5pp $7	base $-23	+0.5pp $-53	+1.0pp $-83

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-06-17
   listed $115,000 Pending 1 DOM

   Show marketing remark (491 chars)

   Welcome to Marquette! This home is tucked back on the edge of town, with the Smoky Hill river and plenty of nature right in your back yard! Generous living room, 3 bedrooms, full bath and a kitchen complete with dining space on the main floor. Full basement with a family room, bonus room, another bath and laundry. Back deck is super for summer evenings. Oversized garage for storage, workshop and parking. This listing comes with an additional parcel as well for recreation and enjoyment.

ⓘ 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: $1,613 · $134/mo
• Projected year-2 tax: $1,622 · $135/mo
• Expected delta: +$9/yr (+$1/mo · 0.6%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,585
• − Mortgage interest: −$6,442
• − Property taxes: −$1,613
• − Insurance: −$575
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$3,345
• Taxable loss: −$2,244
• Est. tax savings @ 24.0%: +$538
• After-tax cash flow: $266/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: Smoky Valley
• NCES district ID: 2000002
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $53,928
• Composite: 30.27/100
• National rank: #6284
• State rank: #58 of 169 in KS

Livability — Marquette

• Score: 62/100
• State rank: #371
• US rank: #16705

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: Marquette, KS
• Population (ZIP): 1,091

Population outlook (McPherson County) Hauer SSP2

• Today (2025): 28,958 people
• By 2030: 28,735 · -0.8%
• By 2040: 28,020 · -3.2%
• By 2050: 27,276 · -5.8%
• By 2075: 26,211 · -9.5%
• By 2100: 23,976 · -17.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Scottish 2% Lithuanian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · McPherson

• 2024 margin: Solid R (+41.1) · D 28.5% · R 69.6% · Other 1.9%
• 2008→2024 swing: -5.8pp toward R · 2008: -35.3pp · 2024: -41.1pp
• All cycles: 2024: R+41.1 2020: R+40.3 2016: R+42.0 2012: R+41.6 2008: R+35.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.33%
• Current HPI: 181.0245
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

4 events — show timeline

• 2026-06-17 Pending — MKMLS as distributed by MLS GRID
• 2026-06-17 Pending — SCKMLS as Distributed by MLS Grid
• 2026-06-17 Listed $115,000 MKMLS as distributed by MLS GRID
• 2026-06-17 Listed $115,000 SCKMLS as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2025): $1,613 · +8.0% YoY. Source: county tax records.