1410 Broadway Ave · Parsons, KS 67357

$73,300

2 bd · 2.0 ba · 2,805 sqft · SingleFamily public records · 114 Days on market

Built 1890 7,200 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled large family home, close to the college in the middle of town.

Key facts

• New carpet
• New flooring
• Updated kitchen

Tags

• REMODELED BATHS
• UPDATED KITCHEN
• NEW CARPET
• NEW FLOORING

Property features AI

Finance

• Other: Lot approximately 7,200 square feet (60 x 120); Not located in a flood plain; Located inside city limits
• HOA & community: No association fee

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 2-story floor plan; Property faces north
• Construction: Wood siding exterior; Composition roof; Approximately 101+ years old (age description); Appraiser source for finished area
• Exterior features: Paved road access; Public maintenance for roadway

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Ceiling track for accessibility; Crawl space basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $67k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 5.0% in Parsons — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#164 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime F, commute F.
• Parsons (town): math 21% / reading 28% proficiency, ranked #143 of 169 in KS (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lincoln School (283 students, 78% FRL); Parsons Middle School (math 18% / reading 23%, grade F, #144 of 219 statewide, top 66%, 295 students, 84% FRL); Parsons Sr High (math 12% / reading 17%, grade F, #267 of 327 statewide, top 84%, 394 students, 68% FRL) — zoned schools average 77% FRL vs 60% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 45 active listings in the ZIP; 1 units permitted in Labette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $507 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Labette County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $46k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $73k implies a 266% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,703 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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 F-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: 1.37% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.89%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $176,715
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2212 Washington Ave	0.74mi	3/2.5 (+1)	2,677 (-5%)	22mo	$169,000	$63	33

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

Projected returns pro-forma

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

5-year hold

• IRR: 8.1%
• Equity multiple: 1.32×
• Total profit: $6,541
• Equity at exit: $10,929

10-year hold

• IRR: 17.4%
• Equity multiple: 2.44×
• Total profit: $29,454
• Equity at exit: $6,338

Cash invested: $20,524 (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 67357

• Home prices YoY: -20.4%
• Active inventory: 45
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,007 medium
• Mortgage (P&I): −$384
• Tax est. 1.5%: −$92 /mo · $1,100/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $289

Break-even live

Break-even rent $641

Max offer price $73,300

Occupancy floor 66%

Sensitivity live

Price	-10% $340	-5% $314	+0% $289	+5% $264	+10% $238
Rent	-10% $209	-5% $249	+0% $289	+5% $329	+10% $368
Rate	-1.0pp $326	-0.5pp $308	base $289	+0.5pp $270	+1.0pp $251

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: $18,325
• Closing costs: $2,199
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   statusdays on market $73,300 Pending 114 DOM
2. 2026-06-18
   days on market $73,300 Active 113 DOM
3. 2026-06-17
   days on market $73,300 Active 112 DOM
4. 2026-06-16
   days on market $73,300 Active 111 DOM
5. 2026-06-15
   days on market $73,300 Active 110 DOM
6. 2026-06-13
   days on market $73,300 Active 108 DOM
7. 2026-06-12
   days on market $73,300 Active 107 DOM
8. 2026-06-09
   days on market $73,300 Active 104 DOM
9. 2026-06-08
   days on market $73,300 Active 103 DOM
10. 2026-06-07
    days on market $73,300 Active 102 DOM
11. 2026-06-05
    pricedays on market $73,300 Active 100 DOM
12. 2026-06-04
    days on market $88,400 Active 98 DOM
13. 2026-06-02
    days on market $88,400 Active 97 DOM
14. 2026-06-01
    days on market $88,400 Active 96 DOM
15. 2026-05-31
    days on market $88,400 Active 95 DOM
16. 2026-05-31
    days on market $88,400 Active 94 DOM
17. 2026-04-29
    price $88,400
18. 2026-03-13
    price $109,900
19. 2026-02-25
    listed $119,000 Active
20. 2026-01-21
    listed $120,000 Active 72-char remark

    Show marketing remark (72 chars)

    Remodeled large family home, close to the college in the middle of town.

21. 1998-01-01
    soldstatus $20,000
22. 1993-12-01
    soldstatus $37,500
23. 1989-11-01
    soldstatus $22,500

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 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: $12,084
• − Mortgage interest: −$4,106
• − Property taxes: −$1,100
• − Insurance: −$366
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$2,132
• Taxable income: $2,446
• Est. tax owed @ 24.0%: −$587
• After-tax cash flow: $2,880/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: Parsons
• NCES district ID: 2010560
• Math proficiency: 21% ▼ -7.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $37,868
• Composite: 20.46/100
• National rank: #8576
• State rank: #143 of 169 in KS

Livability — Parsons

• Score: 70/100
• State rank: #164
• US rank: #7726

Category grades

Amenities C+ 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

• Census place: Parsons, KS
• City population: 11,786
• Population (ZIP): 11,786

Population outlook (Labette County) Hauer SSP2

• Today (2025): 19,413 people
• By 2030: 18,552 · -4.4%
• By 2040: 16,701 · -14.0%
• By 2050: 14,832 · -23.6%
• By 2075: 11,046 · -43.1%
• By 2100: 8,020 · -58.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 7% Hispanic / Latino 7% Black 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Labette

• 2024 margin: Solid R (+38.2) · D 30.1% · R 68.3% · Other 1.6%
• 2008→2024 swing: -25.3pp toward R · 2008: -12.9pp · 2024: -38.2pp
• All cycles: 2024: R+38.2 2020: R+36.0 2016: R+37.9 2012: R+20.2 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.97%
• Current HPI: 147.8259
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+292.9% since first listed

7 events — show timeline

• 2026-04-29 Price Changed $88,400 Heartland MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $109,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-25 Listed $119,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-21 Listed $120,000 ForSaleByOwner.com
• 1998-01-01 Sold (Public Records) $20,000 Public Records
• 1993-12-01 Sold (Public Records) $37,500 Public Records
• 1989-11-01 Sold (Public Records) $22,500 Public Records