7029 SE 80th St · Riverton, KS 66739

$125,000

3 bd · 2.0 ba · 1,519 sqft · SingleFamily public records · 84 Days on market

Built 1980 0.51 ac lot ↓ 14% since listing

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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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Key facts

• Bright living area
• Private bath
• Primary suite

Tags

• BRICK HOME
• SPACIOUS HALF-ACRE LOT
• BRIGHT LIVING AREA
• EAT-IN KITCHEN
• PRIMARY SUITE
• PRIVATE BATH

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Cable available; Public sewer
• Home design: Single-family freestanding residence; Residential property
• Construction: Stone construction; Shingle roof
• Exterior features: Covered patio/porch; Deck; Enclosed porch; Screened porch; Storage structure; Level topography; Landscaped corner lot

Interior

• Kitchen: Electric range; Refrigerator; Disposal
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric central heating; Ceiling fan cooling
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#398 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Riverton (town): math 19% / reading 32% proficiency, ranked #133 of 169 in KS (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Riverton Elem (math 22% / reading 37%, grade F, #463 of 684 statewide, top 73%, 311 students, 57% FRL); Riverton Middle (math 12% / reading 27%, grade F, #152 of 219 statewide, top 72%, 170 students, 57% FRL).
• Market conditions: 55 active listings in the ZIP; 17 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cherokee County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.72%
• DSCR: 1.34
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-5,915
• Equity at exit: $18,638

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $13,294
• Equity at exit: $10,808

Cash invested: $35,000 (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 66739

• Home prices YoY: -15.5%
• Active inventory: 55
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$111 /mo · $1,332/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $225

Break-even live

Break-even rent $1,036

Max offer price $125,000

Occupancy floor 78%

Sensitivity live

Price	-10% $296	-5% $261	+0% $225	+5% $190	+10% $155
Rent	-10% $121	-5% $173	+0% $225	+5% $277	+10% $330
Rate	-1.0pp $288	-0.5pp $257	base $225	+0.5pp $193	+1.0pp $160

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $125,000 Active 84 DOM
2. 2026-06-18
   days on market $125,000 Active 83 DOM
3. 2026-06-17
   days on market $125,000 Active 82 DOM
4. 2026-06-16
   days on market $125,000 Active 81 DOM
5. 2026-06-15
   days on market $125,000 Active 80 DOM
6. 2026-06-14
   days on market $125,000 Active 78 DOM
7. 2026-06-13
   days on market $125,000 Active 77 DOM
8. 2026-06-10
   days on market $125,000 Active 75 DOM
9. 2026-06-09
   days on market $125,000 Active 74 DOM
10. 2026-06-08
    days on market $125,000 Active 73 DOM
11. 2026-06-07
    days on market $125,000 Active 72 DOM
12. 2026-06-05
    days on market $125,000 Active 69 DOM
13. 2026-06-02
    days on market $125,000 Active 67 DOM
14. 2026-06-01
    days on market $125,000 Active 66 DOM
15. 2026-05-31
    days on market $125,000 Active 65 DOM
16. 2026-05-30
    days on market $125,000 Active 64 DOM
17. 2026-05-18
    price $125,000
18. 2026-05-04
    price $137,750
19. 2026-03-27
    listed $145,000 Active

ⓘ 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: $1,332 · $111/mo
• Projected year-2 tax: $1,762 · $147/mo
• Expected delta: +$431/yr (+$36/mo · 32.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 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: $15,856
• − Mortgage interest: −$7,002
• − Property taxes: −$1,332
• − Insurance: −$625
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$3,636
• Taxable income: $724
• Est. tax owed @ 24.0%: −$174
• After-tax cash flow: $2,530/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: Riverton
• NCES district ID: 2011130
• Math proficiency: 19% ▼ -2.00%
• Reading proficiency: 32% ▲ 2.00%
• Median HH income: $47,071
• Composite: 22.14/100
• National rank: #8172
• State rank: #133 of 169 in KS

Livability — Riverton

• Score: 61/100
• State rank: #398
• US rank: #17560

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,240

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 18,848 people
• By 2030: 17,862 · -5.2%
• By 2040: 15,850 · -15.9%
• By 2050: 13,915 · -26.2%
• By 2075: 10,102 · -46.4%
• By 2100: 6,977 · -63.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 11% Native American 2% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Italian 2% Swedish 2%
• Foreign-born: 2% · China, Canada
• Languages at home: 99% English-only · Chinese 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+52.9) · D 22.6% · R 75.5% · Other 1.9%
• 2008→2024 swing: -29.2pp toward R · 2008: -23.7pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+49.9 2016: R+48.4 2012: R+29.5 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.57%
• Current HPI: 172.0001
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-13.8% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $125,000 OGAR
• 2026-05-04 Price Changed $137,750 OGAR
• 2026-03-27 Listed $145,000 OGAR

Property tax history

+3.7%/yr

Latest (2025): $1,332 · +11.7% YoY. Source: county tax records.