847 S 30th St · McCune, KS 66753

$55,000

3 bd · 2.0 ba · 2,234 sqft · SingleFamily public records · 58 Days on market

Built 1910 4.00 ac lot ↓ 7% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Located in a rural setting, this 4-bedroom, 2-bathroom property sits on approximately 4 acres and offers potential for the right buyer. Surrounded by open space and natural beauty, the setting provides privacy and room to create your vision. The existing home is currently uninhabitable and will require extensive renovation or a possible rebuild. This is an opportunity for investors, contractors, or buyers looking to design and build their own home from the ground up. With ample acreage and a country location, the possibilities here are endless.

Key facts

• 4 acre lot
• Garage
• Built 1910

Property features AI

Finance

• Other: Directions: From highway 400, turn north on S 30th, go 4 1/2 miles; house on west side of road.
• Financial info: Annual tax amount listed (not included per instructions)
• HOA & community: No association fees

Exterior

• Parking: Detached carport; Detached garage (1 garage space)
• Utilities: Rural water; Lagoon sewer
• Home design: Single family residence; Residential property; Log construction; Metal roof; 2 stories; Above-grade living area approximately 1,460 (source: appraiser)
• Construction: Log construction; Metal roof; Crawl space foundation; Age: 101 years or older
• Exterior features: Property not in a flood plain; Approximately 4-acre lot (estimated)

Interior

• Kitchen: Kitchen present
• Bedrooms: 4 bedrooms (all on the first level noted for Room 1; other bedroom room types listed)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wood stove heating; Electric cooling (has cooling)
• Interior features: Crawl space basement; Two-story floor plan
• Laundry & utility: Utility areas present

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#574 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D, crime F, amenities F.
• Cherokee (rural): math 23% / reading 32% proficiency, ranked #127 of 169 in KS (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP; 65 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.2% local appreciation)).
• At projected returns (3.2% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• 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 $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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: 2.12% ✓
• Cap rate: 18.28%
• Cash-on-cash: 42.83%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.4%
• Equity multiple: 3.74×
• Total profit: $42,131
• Equity at exit: $25,251

10-year hold

• IRR: 48.0%
• Equity multiple: 7.52×
• Total profit: $100,345
• Equity at exit: $39,323

Cash invested: $15,400 (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 66753

• Home prices YoY: 1.4%
• Active inventory: 4
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$58 /mo · $701/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $550

Break-even live

Break-even rent $468

Max offer price $55,000

Occupancy floor 48%

Sensitivity live

Price	-10% $581	-5% $565	+0% $550	+5% $534	+10% $518
Rent	-10% $458	-5% $504	+0% $550	+5% $596	+10% $642
Rate	-1.0pp $577	-0.5pp $564	base $550	+0.5pp $535	+1.0pp $521

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   status $55,000 Pending 58 DOM
2. 2026-06-18
   days on market $55,000 Active 58 DOM
3. 2026-06-17
   days on market $55,000 Active 57 DOM
4. 2026-06-16
   days on market $55,000 Active 56 DOM
5. 2026-06-15
   days on market $55,000 Active 55 DOM
6. 2026-06-14
   days on market $55,000 Active 53 DOM
7. 2026-06-12
   pricedays on market $55,000 Active 52 DOM
8. 2026-06-09
   days on market $65,000 Active 49 DOM
9. 2026-06-08
   days on market $65,000 Active 48 DOM
10. 2026-06-07
    days on market $65,000 Active 47 DOM
11. 2026-06-05
    days on market $65,000 Active 45 DOM
12. 2026-06-03
    days on market $65,000 Active 43 DOM
13. 2026-06-02
    days on market $65,000 Active 42 DOM
14. 2026-06-01
    days on market $65,000 Active 41 DOM
15. 2026-05-31
    days on market $65,000 Active 40 DOM
16. 2026-05-30
    days on market $65,000 Active 39 DOM
17. 2026-04-21
    status Active 550-char remark

    Show marketing remark (550 chars)

    Located in a rural setting, this 4-bedroom, 2-bathroom property sits on approximately 4 acres and offers potential for the right buyer. Surrounded by open space and natural beauty, the setting provides privacy and room to create your vision. The existing home is currently uninhabitable and will require extensive renovation or a possible rebuild. This is an opportunity for investors, contractors, or buyers looking to design and build their own home from the ground up. With ample acreage and a country location, the possibilities here are endless.

18. 2026-04-21
    price $65,000 550-char remark

    Show marketing remark (550 chars)

    Located in a rural setting, this 4-bedroom, 2-bathroom property sits on approximately 4 acres and offers potential for the right buyer. Surrounded by open space and natural beauty, the setting provides privacy and room to create your vision. The existing home is currently uninhabitable and will require extensive renovation or a possible rebuild. This is an opportunity for investors, contractors, or buyers looking to design and build their own home from the ground up. With ample acreage and a country location, the possibilities here are endless.

19. 2026-04-21
    status Active

    Show marketing remark (550 chars)

    Located in a rural setting, this 4-bedroom, 2-bathroom property sits on approximately 4 acres and offers potential for the right buyer. Surrounded by open space and natural beauty, the setting provides privacy and room to create your vision. The existing home is currently uninhabitable and will require extensive renovation or a possible rebuild. This is an opportunity for investors, contractors, or buyers looking to design and build their own home from the ground up. With ample acreage and a country location, the possibilities here are endless.

20. 2026-04-21
    price $65,000

    Show marketing remark (550 chars)

    Located in a rural setting, this 4-bedroom, 2-bathroom property sits on approximately 4 acres and offers potential for the right buyer. Surrounded by open space and natural beauty, the setting provides privacy and room to create your vision. The existing home is currently uninhabitable and will require extensive renovation or a possible rebuild. This is an opportunity for investors, contractors, or buyers looking to design and build their own home from the ground up. With ample acreage and a country location, the possibilities here are endless.

21. 2026-04-20
    status Pending
22. 2026-04-20
    listed $70,000 Active
23. 2026-04-15
    status Pending 550-char remark

    Show marketing remark (550 chars)

    Located in a rural setting, this 4-bedroom, 2-bathroom property sits on approximately 4 acres and offers potential for the right buyer. Surrounded by open space and natural beauty, the setting provides privacy and room to create your vision. The existing home is currently uninhabitable and will require extensive renovation or a possible rebuild. This is an opportunity for investors, contractors, or buyers looking to design and build their own home from the ground up. With ample acreage and a country location, the possibilities here are endless.

24. 2026-02-24
    listed $70,000 Active 550-char remark

    Show marketing remark (550 chars)

    Located in a rural setting, this 4-bedroom, 2-bathroom property sits on approximately 4 acres and offers potential for the right buyer. Surrounded by open space and natural beauty, the setting provides privacy and room to create your vision. The existing home is currently uninhabitable and will require extensive renovation or a possible rebuild. This is an opportunity for investors, contractors, or buyers looking to design and build their own home from the ground up. With ample acreage and a country location, the possibilities here are endless.

25. 2015-08-04
    soldstatus

ⓘ 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: $701 · $58/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$74/yr (+$6/mo · 10.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $13,965
• − Mortgage interest: −$3,081
• − Property taxes: −$701
• − Insurance: −$275
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$1,600
• Taxable income: $6,074
• Est. tax owed @ 24.0%: −$1,458
• After-tax cash flow: $5,138/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: Cherokee
• NCES district ID: 2004710
• Math proficiency: 23% ▼ -3.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $39,749
• Composite: 23.12/100
• National rank: #7956
• State rank: #127 of 169 in KS

Livability — McCune

• Score: 55/100
• State rank: #574
• US rank: #23563

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,013

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 (90%)
• Race & ethnicity: White 90% Two or more races 9%
• Common ancestry: Romanian 4% Slovak 1% Serbian 1%
• Foreign-born: 0%

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: ▲ 3.17%
• Current HPI: 224.1684
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.1% since first listed

9 events — show timeline

• 2026-04-21 Relisted — OGAR
• 2026-04-21 Price Changed $65,000 OGAR
• 2026-04-21 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $65,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-20 Listed $70,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-15 Pending — OGAR
• 2026-02-24 Listed $70,000 OGAR
• 2015-08-04 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $701 · +11.3% YoY. Source: county tax records.