1019 W 8th St · Junction City, KS 66441

$100,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 275 Days on market

Built 1952 4,046 sqft lot

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Why this score? — see what drove the C+ 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 +26.2/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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 charming 2-bedroom (or appropriate # if known), 1-bath home offers the perfect balance of comfort and investment potential. With a tenant already under lease through May 31, 2026, paying $950/month, you get reliable income now—with the option to make it your own in the future. What You’ll Love: Spacious living areas with lots of natural light Comfortable layout that’s easy to maintain Yard space ideal for relaxing, gardening, or weekend BBQs Off-street parking for convenience Tenant in place till 5/31/2026 for immediate cash flow Whether you're looking to grow your rental portfolio or move into a home with long-term value, this property offers warmth, stability, and opportunity all in one.

Key facts

• Off-street parking
• Yard space
• 4,046 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 $100k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (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); 262 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 $691 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 275 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.
• Current owner paid $30k; list at $100k implies a 234% gain — meaningful room to come down on a strong offer.

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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 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: 1.14% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.90%
• DSCR: 1.48
• GRM: 7.3

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: 3.2%
• Equity multiple: 1.13×
• Total profit: $3,590
• Equity at exit: $14,910

10-year hold

• IRR: 15.4%
• Equity multiple: 2.42×
• Total profit: $39,701
• Equity at exit: $8,646

Cash invested: $28,000 (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 66441

• Rents YoY: 6.0%
• Active inventory: 262
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$81 /mo · $968/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $254

Break-even live

Break-even rent $819

Max offer price $100,000

Occupancy floor 73%

Sensitivity live

Price	-10% $311	-5% $283	+0% $254	+5% $226	+10% $198
Rent	-10% $164	-5% $209	+0% $254	+5% $299	+10% $344
Rate	-1.0pp $305	-0.5pp $280	base $254	+0.5pp $228	+1.0pp $202

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $100,000 Active 275 DOM
2. 2026-06-19
   days on market $100,000 Active 273 DOM
3. 2026-06-18
   days on market $100,000 Active 272 DOM
4. 2026-06-17
   days on market $100,000 Active 271 DOM
5. 2026-06-16
   days on market $100,000 Active 270 DOM
6. 2026-06-15
   days on market $100,000 Active 269 DOM
7. 2026-06-14
   days on market $100,000 Active 267 DOM
8. 2026-06-13
   days on market $100,000 Active 266 DOM
9. 2026-06-10
   days on market $100,000 Active 264 DOM
10. 2026-06-09
    days on market $100,000 Active 263 DOM
11. 2026-06-08
    days on market $100,000 Active 262 DOM
12. 2026-06-07
    days on market $100,000 Active 261 DOM
13. 2026-06-02
    days on market $100,000 Active 256 DOM
14. 2026-06-01
    days on market $100,000 Active 255 DOM
15. 2026-05-31
    days on market $100,000 Active 254 DOM
16. 2026-05-30
    days on market $100,000 Active 253 DOM
17. 2025-09-18
    listed $100,000 Active 727-char remark

    Show marketing remark (727 chars)

    This charming 2-bedroom (or appropriate # if known), 1-bath home offers the perfect balance of comfort and investment potential. With a tenant already under lease through May 31, 2026, paying $950/month, you get reliable income now—with the option to make it your own in the future. What You’ll Love: Spacious living areas with lots of natural light Comfortable layout that’s easy to maintain Yard space ideal for relaxing, gardening, or weekend BBQs Off-street parking for convenience Tenant in place till 5/31/2026 for immediate cash flow Whether you're looking to grow your rental portfolio or move into a home with long-term value, this property offers warmth, stability, and opportunity all in one.

18. 2025-05-08
    historical $950
19. 2025-05-01
    listed $950
20. 2024-11-28
    historical $875
21. 2024-10-31
    listed $875
22. 1999-03-01
    soldstatus $29,900
23. 1996-02-01
    soldstatus $26,000
24. 1988-01-01
    soldstatus $25,000

ⓘ 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: $968 · $81/mo
• Projected year-2 tax: $1,410 · $118/mo
• Expected delta: +$442/yr (+$37/mo · 45.7%)

ⓘ 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 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: −$5,602
• − Property taxes: −$968
• − Insurance: −$500
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$2,909
• Taxable income: $1,518
• Est. tax owed @ 24.0%: −$364
• After-tax cash flow: $2,687/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

+300.0% since first listed

8 events — show timeline

• 2025-09-18 Listed $100,000 FHAOR as distributed by MLS GRID
• 2025-05-08 Rental Removed $950 APPFOLIO
• 2025-05-01 Listed for Rent $950 APPFOLIO
• 2024-11-28 Rental Removed $875 APPFOLIO
• 2024-10-31 Listed for Rent $875 APPFOLIO
• 1999-03-01 Sold (Public Records) $29,900 Public Records
• 1996-02-01 Sold (Public Records) $26,000 Public Records
• 1988-01-01 Sold (Public Records) $25,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $968 · +8.2% YoY. Source: county tax records.