21 Cedar Crest Dr · Mound City, KS 66056

$20,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 248 Days on market

Built 1972 0.66 ac lot $19/mo HOA · 2% of rent

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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 +15.0/30.0
• Appreciation +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2br/1ba home w/ attached garage & detached garage & shop on 2 wooded lots, skiing fishing on this quiet lake home resort.

Key facts

• 0.66 acre lot
• Community pool
• Built 1972

Tags

• BEAUTIFUL 9 HOLE GOLF COURSE
• COMMUNITY SWIMMING POOL

Property features AI

Finance

• Other: Not in a flood plain
• HOA & community: Member of Sugar Valley Lakes with annual association fee covering all amenities; Community amenities include clubhouse, community center, golf course, pool, putting green, party room and trails; Street maintenance provided

Exterior

• Parking: Other parking
• Utilities: No water source specified; Septic tank and public sewer available
• Home design: Single-family residence (residential); Built in 1972; Ranch style
• Construction: Composition roof; Other construction materials; Above-grade living area ~800 (public records)
• Exterior features: Level lot; Gravel road with private maintenance; Shed(s); Lake privileges

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Ranch floor plan; Basement (other)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($837 rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#339 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.
• Jayhawk (rural): math 32% / reading 30% proficiency, ranked #95 of 169 in KS (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 97 units permitted in Linn County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($138 loan paydown + $2k appreciation (9.2% local appreciation)).
• At projected returns (9.2% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $17,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 4.18% ✓
• Cap rate: 36.53%
• Cash-on-cash: 107.99%
• DSCR: 5.80
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $344,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
329 W Sugar Lake Dr	0.70mi	1/1.0 (-1)	768 (-4%)	22mo	$329,900	$430	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.48×
• Total profit: $41,904
• Equity at exit: $16,838

10-year hold

• IRR: —
• Equity multiple: 18.49×
• Total profit: $97,968
• Equity at exit: $35,126

Cash invested: $5,600 (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 66056

• Home prices YoY: 2.4%
• Active inventory: 53
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $837 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$19
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $504

Break-even live

Break-even rent $199

Max offer price $20,000

Occupancy floor 35%

Sensitivity live

Price	-10% $518	-5% $511	+0% $504	+5% $497	+10% $490
Rent	-10% $438	-5% $471	+0% $504	+5% $537	+10% $570
Rate	-1.0pp $514	-0.5pp $509	base $504	+0.5pp $499	+1.0pp $493

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 25 events

1. 2026-06-21
   days on market $20,000 Active 248 DOM
2. 2026-06-18
   days on market $20,000 Active 246 DOM
3. 2026-06-17
   days on market $20,000 Active 245 DOM
4. 2026-06-16
   days on market $20,000 Active 244 DOM
5. 2026-06-15
   days on market $20,000 Active 243 DOM
6. 2026-06-13
   days on market $20,000 Active 241 DOM
7. 2026-06-12
   days on market $20,000 Active 240 DOM
8. 2026-06-09
   days on market $20,000 Active 237 DOM
9. 2026-06-08
   days on market $20,000 Active 236 DOM
10. 2026-06-07
    days on market $20,000 Active 235 DOM
11. 2026-06-05
    days on market $20,000 Active 233 DOM
12. 2026-06-04
    days on market $20,000 Active 231 DOM
13. 2026-06-02
    days on market $20,000 Active 230 DOM
14. 2026-06-01
    days on market $20,000 Active 229 DOM
15. 2026-05-31
    days on market $20,000 Active 228 DOM
16. 2026-05-31
    days on market $20,000 Active 227 DOM
17. 2025-10-15
    listed $20,000 Active
18. 2012-02-15
    historical 134-char remark

    Show marketing remark (134 chars)

    2br/1ba home w/ attached garage & detached garage & shop on 2 wooded lots, skiing fishing on this quiet lake home resort.

19. 2011-10-18
    listed $27,500 134-char remark

    Show marketing remark (121 chars)

    2br/1ba home w/ attached garage & detached garage & shop on 2 wooded lots, skiing, fishing on this quiet lake

20. 2011-10-18
    listed $27,500 121-char remark

    Show marketing remark (121 chars)

    2br/1ba home w/ attached garage & detached garage & shop on 2 wooded lots, skiing, fishing on this quiet lake

21. 2009-09-01
    historical
22. 2007-08-07
    listed $27,000
23. 2002-06-01
    soldstatus $24,911
24. 1999-02-01
    soldstatus $24,500
25. 1998-03-01
    soldstatus $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $10,043
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$803
• − Management: −$803
• − HOA: −$228
• − Depreciation: −$582
• Taxable income: $6,106
• Est. tax owed @ 24.0%: −$1,465
• After-tax cash flow: $4,582/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: Jayhawk
• NCES district ID: 2007750
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $42,226
• Composite: 26.3/100
• National rank: #7244
• State rank: #95 of 169 in KS

Livability — Mound City

• Score: 63/100
• State rank: #339
• US rank: #15276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,428

Population outlook (Linn County) Hauer SSP2

• Today (2025): 9,581 people
• By 2030: 9,574 · -0.1%
• By 2040: 9,550 · -0.3%
• By 2050: 9,483 · -1.0%
• By 2075: 9,510 · -0.7%
• By 2100: 8,873 · -7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Linn

• 2024 margin: Solid R (+64.6) · D 17.0% · R 81.6% · Other 1.4%
• 2008→2024 swing: -28.6pp toward R · 2008: -36.0pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+62.8 2016: R+62.1 2012: R+45.9 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.18%
• Current HPI: 397.2471
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+33.3% since first listed

9 events — show timeline

• 2025-10-15 Listed $20,000 Heartland MLS as Distributed by MLS Grid
• 2012-02-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2011-10-18 Listed $27,500 Heartland MLS as Distributed by MLS Grid
• 2011-10-18 Listed $27,500 Heartland MLS as Distributed by MLS Grid
• 2009-09-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2007-08-07 Listed $27,000 Heartland MLS as Distributed by MLS Grid
• 2002-06-01 Sold (Public Records) $24,911 Public Records
• 1999-02-01 Sold (Public Records) $24,500 Public Records
• 1998-03-01 Sold (Public Records) $15,000 Public Records