809-811 E 2nd St · Douglass, KS 67039

$159,900

4 bd · 2.0 ba · 1,870 sqft · MultiFamily public records · 29 Days on market

Built 1984 7,405 sqft lot

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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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +6.0/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Key facts

• Kitchen appliances
• Newer flooring
• Fenced yard

Tags

• FENCED YARD
• KITCHEN APPLIANCES
• NEWER FLOORING
• UPDATED ELECTRICAL PANELS

Property features AI

Exterior

• Parking: 4 parking spaces (2 per unit)
• Utilities: Public water; Sewer available
• Home design: Duplex
• Exterior features: Composition roof

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator
• Bedrooms: No basement
• Flooring: Carpet
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Dishwasher; Disposal; Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive. Per door: $127/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#132 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• Douglass Public Schools (rural): math 30% / reading 35% proficiency, ranked #68 of 169 in KS (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Douglass High (math 15% / reading 24%, grade F, #198 of 327 statewide, top 66%, 213 students, 30% FRL) — zoned schools at 30% FRL track the district average.
• Zoned-school proficiency averages 20% at this address vs 32% district-wide (-13 pts) — the specific schools serving this property underperform the Douglass Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 23 active listings in the ZIP; 235 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,501 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.82%
• DSCR: 1.30
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-9,662
• Equity at exit: $23,842

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $12,625
• Equity at exit: $13,825

Cash invested: $44,772 (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 67039

• Home prices YoY: -10.7%
• Active inventory: 23
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $1,752 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$224 /mo · $2,693/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $254

Break-even live

Break-even rent $1,430

Max offer price $159,900

Occupancy floor 80%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$1,752
Total (2 units)			$1,752

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $159,900 Active 29 DOM
2. 2026-06-17
   days on market $159,900 Active 28 DOM
3. 2026-06-16
   days on market $159,900 Active 27 DOM
4. 2026-06-15
   days on market $159,900 Active 26 DOM
5. 2026-06-14
   days on market $159,900 Active 24 DOM
6. 2026-06-13
   days on market $159,900 Active 23 DOM
7. 2026-06-10
   days on market $159,900 Active 21 DOM
8. 2026-06-09
   days on market $159,900 Active 20 DOM
9. 2026-06-08
   days on market $159,900 Active 19 DOM
10. 2026-06-07
    days on market $159,900 Active 18 DOM
11. 2026-06-05
    days on market $159,900 Active 15 DOM
12. 2026-06-03
    days on market $159,900 Active 14 DOM
13. 2026-06-02
    days on market $159,900 Active 13 DOM
14. 2026-06-01
    days on market $159,900 Active 12 DOM
15. 2026-05-31
    days on market $159,900 Active 11 DOM
16. 2026-05-31
    days on market $159,900 Active 10 DOM
17. 2026-05-20
    listed $159,900 Active
18. 2015-09-30
    listed $87,900
19. 2011-07-06
    historical
20. 2011-03-17
    listed $81,500
21. 2010-10-22
    historical
22. 2010-06-21
    listed $89,900

ⓘ 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: $2,693 · $224/mo
• Projected year-2 tax: $2,693 · $224/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 ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,024
• − Mortgage interest: −$8,957
• − Property taxes: −$2,693
• − Insurance: −$800
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$4,652
• Taxable income: $559
• Est. tax owed @ 24.0%: −$134
• After-tax cash flow: $2,920/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: Douglass Public Schools
• NCES district ID: 2005610
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $59,258
• Composite: 29.15/100
• National rank: #6579
• State rank: #68 of 169 in KS

Livability — Douglass

• Score: 71/100
• State rank: #132
• US rank: #6650

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Douglass, KS
• Population (ZIP): 2,936

Population outlook (Butler County) Hauer SSP2

• Today (2025): 69,002 people
• By 2030: 69,822 · +1.2%
• By 2040: 70,461 · +2.1%
• By 2050: 69,940 · +1.4%
• By 2075: 68,666 · -0.5%
• By 2100: 63,071 · -8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4%
• Common ancestry: Italian 5% Slovak 5% Romanian 1%
• Foreign-born: 2%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+41.2) · D 28.4% · R 69.6% · Other 2.0%
• 2008→2024 swing: -8.9pp toward R · 2008: -32.3pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+41.5 2016: R+45.4 2012: R+41.8 2008: R+32.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.87%
• Current HPI: 224.9739
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+77.9% since first listed

6 events — show timeline

• 2026-05-20 Listed $159,900 SCKMLS as Distributed by MLS Grid
• 2015-09-30 Listed $87,900 SCKMLS as Distributed by MLS Grid
• 2011-07-06 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2011-03-17 Listed $81,500 SCKMLS as Distributed by MLS Grid
• 2010-10-22 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2010-06-21 Listed $89,900 SCKMLS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $2,693 · +5.2% YoY. Source: county tax records.