208 E 21st St · Pittsburg, KS 66762

$85,000

2 bd · 1.0 ba · 1,588 sqft · SingleFamily public records · 7 Days on market

Built 1930 0.26 ac lot $54/sqft · 31% below area Est $123k · 31% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Rent growth +5.0/5.0
• Livability +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Large living area
• Fenced back yard
• Patio area

Tags

• FENCED BACK YARD
• DECK
• PATIO AREA
• LARGE LIVING AREA
• SMALL PARTIAL BASEMENT

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Carport; 2-car garage
• Utilities: City/public water (verify); Public sewer
• Home design: Single-family residence; Attached property; Bungalow floor plan; 76–100 years old
• Construction: Shingle siding; Composition roof; Crawl space basement (partial, unfinished)
• Exterior features: Not in a flood plain

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Built-in oven
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Dishwasher; Microwave; Refrigerator; Built-in oven

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 12.4% vs local median 5.4% in Pittsburg — 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 66/100 on livability (#270 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A; Watch: crime F, amenities F, commute F.
• Pittsburg (town): math 29% / reading 31% proficiency, ranked #111 of 169 in KS (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pittsburg Middle School (math 28% / reading 26%, grade F, #94 of 219 statewide, top 44%, 720 students, 67% FRL); Pittsburg High (math 27% / reading 32%, grade F, #60 of 327 statewide, top 24%, 1,017 students, 60% FRL).
• Market conditions: Rents rising fast (+13.8%/yr); 142 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 65 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $85,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.49% ✓
• Cap rate: 12.43%
• Cash-on-cash: 21.93%
• DSCR: 1.98
• GRM: 5.6

CMA / ARV

• ARV (median comp): $122,993
• List price: $85,000
• Delta: -30.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 E 21st St	0.00mi	2/1.0	1,588 (0%)	1mo	$85,000	$54	100
1603 N Elm St	0.27mi	3/1.0 (+1)	1,540 (-3%)	14mo	$148,500	$96	66
1812 N Locust St	0.13mi	3/2.5 (+1)	1,612 (+2%)	17mo	$197,500	$123	66
1407 N Broadway St	0.44mi	2/2.0	1,440 (-9%)	0mo	$91,500	$64	60
217 W 23rd St	0.41mi	2/2.0	1,512 (-5%)	13mo	$115,000	$76	58
113 E 14th St	0.42mi	3/2.0 (+1)	1,604 (+1%)	15mo	$149,900	$93	58
1604 N Elm N/A	0.28mi	3/2.0 (+1)	1,486 (-6%)	14mo	$140,000	$94	56
126 E 23rd St	0.14mi	3/1.0 (+1)	1,398 (-12%)	16mo	$134,000	$96	55
1811 N Locust St	0.15mi	3/1.0 (+1)	1,360 (-14%)	14mo	$132,000	$97	53
604 E 13th St	0.57mi	3/2.0 (+1)	1,576 (-1%)	19mo	$170,000	$108	47
1603 N Joplin St	0.29mi	3/1.0 (+1)	1,376 (-13%)	15mo	$122,500	$89	47
121 W 25th N/A	0.42mi	3/2.0 (+1)	1,802 (+14%)	9mo	$189,900	$105	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 1.87×
• Total profit: $20,635
• Equity at exit: $12,674

10-year hold

• IRR: 31.5%
• Equity multiple: 4.54×
• Total profit: $84,167
• Equity at exit: $7,349

Cash invested: $23,800 (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 66762

• Rents YoY: 13.8%
• Active inventory: 142
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$86 /mo · $1,029/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $435

Break-even live

Break-even rent $718

Max offer price $85,000

Occupancy floor 61%

Sensitivity live

Price	-10% $483	-5% $459	+0% $435	+5% $411	+10% $387
Rent	-10% $335	-5% $385	+0% $435	+5% $485	+10% $535
Rate	-1.0pp $478	-0.5pp $457	base $435	+0.5pp $413	+1.0pp $390

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
544 E 23rd St Pittsburg, KS	3.0	2.0	1190	$1,800	$1.51	45d	1	0.36mi
1019 E 15th St Pittsburg, KS	3.0	1.0	1222	$1,050	$0.86	45d	1	0.87mi

Listing history 2 events

1. 2026-05-06
   status Pending 380-char remark
2. 2026-04-29
   listed $85,000 Active 380-char remark

ⓘ 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: $1,029 · $86/mo
• Projected year-2 tax: $1,198 · $100/mo
• Expected delta: +$170/yr (+$14/mo · 16.5%)

ⓘ 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 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: $15,218
• − Mortgage interest: −$4,761
• − Property taxes: −$1,029
• − Insurance: −$425
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$2,473
• Taxable income: $4,095
• Est. tax owed @ 24.0%: −$983
• After-tax cash flow: $4,236/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: Pittsburg
• NCES district ID: 2010710
• Math proficiency: 29% ▼ -5.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $33,608
• Composite: 24.63/100
• National rank: #7629
• State rank: #111 of 169 in KS

Livability — Pittsburg

• Score: 66/100
• State rank: #270
• US rank: #12149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pittsburg, KS
• County: Crawford County · 24,907 people
• City population: 24,907
• Metro: Pittsburg, KS
• Population (ZIP): 24,907
• Household income: $50,511
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1186.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Two or more races 5% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 1%

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: ▼ -171.14%
• Current HPI: 158.7878
• Rent YoY: ▲ 13.80%
• Metro: Pittsburg, KS
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-06-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2026-05-06 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-29 Listed $85,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2025): $1,029 · +7.4% YoY. Source: county tax records.