904 Wyandotte Ave · Baxter Springs, KS 66713

$79,900

3 bd · 1.5 ba · 1,512 sqft · SingleFamily public records · 32 Days on market

Built 1961

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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
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large corner lot with a storm shelter. Oversized living room, galley kitchen. Currently a 3 bedroom home, it offers an opportunity to be converted back into a 4-5 bedroom home depending on how adventurous you are with your remodeling skills. Solar Panels currently have an active lien on them and ability to transfer with a sale is unknown at this time.

Key facts

• Galley kitchen
• Storm shelter
• Corner lot

Tags

• CORNER LOT
• STORM SHELTER
• OVERSIZED LIVING ROOM
• GALLEY KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#63 in KS, #3,952 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools F, amenities F.
• Baxter Springs (town): math 31% / reading 39% proficiency, ranked #64 of 169 in KS (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 54 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 $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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: major wildfire 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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1961 — 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 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?
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: 1.57% ✓
• Cap rate: 12.23%
• Cash-on-cash: 21.20%
• DSCR: 1.94
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $166,320
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Wyandotte Ave	0.34mi	3/2.0	1,506 (-0%)	13mo	$165,000	$110	70
825 Park Ave	0.27mi	3/1.0	1,366 (-10%)	15mo	$129,500	$95	57
334 E 15th St	0.66mi	3/2.0	1,354 (-10%)	6mo	$165,000	$122	44
404 E 4th St	0.70mi	4/2.0 (+1)	1,494 (-1%)	21mo	$135,000	$90	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.55×
• Total profit: $12,272
• Equity at exit: $11,913

10-year hold

• IRR: 22.6%
• Equity multiple: 2.93×
• Total profit: $43,288
• Equity at exit: $6,908

Cash invested: $22,372 (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 66713

• Home prices YoY: -17.7%
• Active inventory: 54
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$145 /mo · $1,734/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $395

Break-even live

Break-even rent $755

Max offer price $79,900

Occupancy floor 64%

Sensitivity live

Price	-10% $440	-5% $418	+0% $395	+5% $373	+10% $350
Rent	-10% $296	-5% $346	+0% $395	+5% $445	+10% $494
Rate	-1.0pp $435	-0.5pp $416	base $395	+0.5pp $375	+1.0pp $353

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-03-24
   status Pending 353-char remark

   Show marketing remark (353 chars)

   Large corner lot with a storm shelter. Oversized living room, galley kitchen. Currently a 3 bedroom home, it offers an opportunity to be converted back into a 4-5 bedroom home depending on how adventurous you are with your remodeling skills. Solar Panels currently have an active lien on them and ability to transfer with a sale is unknown at this time.

2. 2026-03-24
   status Pending

   Show marketing remark (353 chars)

   Large corner lot with a storm shelter. Oversized living room, galley kitchen. Currently a 3 bedroom home, it offers an opportunity to be converted back into a 4-5 bedroom home depending on how adventurous you are with your remodeling skills. Solar Panels currently have an active lien on them and ability to transfer with a sale is unknown at this time.

3. 2026-02-19
   listed $79,900 Active 353-char remark

   Show marketing remark (353 chars)

   Large corner lot with a storm shelter. Oversized living room, galley kitchen. Currently a 3 bedroom home, it offers an opportunity to be converted back into a 4-5 bedroom home depending on how adventurous you are with your remodeling skills. Solar Panels currently have an active lien on them and ability to transfer with a sale is unknown at this time.

4. 2026-02-19
   listed $79,900 Active

   Show marketing remark (353 chars)

   Large corner lot with a storm shelter. Oversized living room, galley kitchen. Currently a 3 bedroom home, it offers an opportunity to be converted back into a 4-5 bedroom home depending on how adventurous you are with your remodeling skills. Solar Panels currently have an active lien on them and ability to transfer with a sale is unknown at this time.

5. 2017-08-10
   soldstatus 344-char remark

   Show marketing remark (344 chars)

   Lovely home for a growing family. Spacious rooms throughout. Formal dining room and family room. All bedrooms have double closets as well as the Family room which could be used as a 4th bedroom. Central air and heat. Attached garage/workshop and large detached storage building. Room measurements and total sq. ft. living area are approximate.

6. 2017-04-10
   listed $74,900 344-char remark

   Show marketing remark (344 chars)

   Lovely home for a growing family. Spacious rooms throughout. Formal dining room and family room. All bedrooms have double closets as well as the Family room which could be used as a 4th bedroom. Central air and heat. Attached garage/workshop and large detached storage building. Room measurements and total sq. ft. living area are approximate.

ⓘ 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: $1,734 · $145/mo
• Projected year-2 tax: $1,734 · $145/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 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: $15,069
• − Mortgage interest: −$4,476
• − Property taxes: −$1,734
• − Insurance: −$400
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$2,324
• Taxable income: $3,724
• Est. tax owed @ 24.0%: −$894
• After-tax cash flow: $3,849/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: Baxter Springs
• NCES district ID: 2003810
• Math proficiency: 31% ▼ -1.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $40,038
• Composite: 29.37/100
• National rank: #6529
• State rank: #64 of 169 in KS

Livability — Baxter Springs

• Score: 75/100
• State rank: #63
• US rank: #3952

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baxter Springs, KS
• Population (ZIP): 5,560

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 4% Native American 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Scotch-Irish 6% Slovak 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 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: ▼ -37.71%
• Current HPI: 175.5431
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+6.7% since first listed

6 events — show timeline

• 2026-03-24 Pending — SOMO
• 2026-03-24 Pending — OGAR
• 2026-02-19 Listed $79,900 OGAR
• 2026-02-19 Listed $79,900 SOMO
• 2017-08-10 Sold (MLS) — OGAR
• 2017-04-10 Listed $74,900 OGAR

Property tax history

+4.0%/yr

Latest (2025): $1,734 · +11.5% YoY. Source: county tax records.