2530 Dirr Ave · Parsons, KS 67357

$74,900

3 bd · 1.0 ba · 1,073 sqft · SingleFamily public records · 86 Days on market

Built 1913 7,405 sqft lot Est $50k · 49% over

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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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity needs some TLC!! This home has 2 bedrooms, 1 bath, living room, kitchen, CH & CA package unit, and a detached garage.

Key facts

• Inviting kitchen
• 7,405 sq ft lot
• 2 garage spots

Tags

• ENERGY-EFFICIENT WINDOWS
• 2-CAR DETACHED GARAGE
• INVITING KITCHEN

Property features AI

Finance

• Financial info: Property is 101 years or older
• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage; Garage on property
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Bungalow / Ranch floor plan; Residential property
• Construction: Frame construction; Composition roof; Estimated above-grade finished area
• Exterior features: Front porch; Metal fencing; Corner lot; Paved road access

Interior

• Kitchen: Kitchen (standard appliances not specified)
• Bedrooms: 3 bedrooms on the first floor
• Flooring: Luxury vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Ceiling fan(s)
• Laundry & utility: Dedicated laundry room on bedroom level; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($951 rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 5.4% 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, schools F, crime 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.
• 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 $518 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1913 — 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 $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — 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: 1.27% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.35%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $50,431
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2530 Dirr Ave	0.00mi	3/1.0	1,073 (0%)	1mo	$74,900	$70	100
2713 Stevens Ave	0.14mi	2/1.0 (-1)	1,082 (+1%)	4mo	$22,000	$20	83
2408 Stevens Ave	0.15mi	3/1.5	1,169 (+9%)	4mo	$10,000	$9	72
417 N 27th St	0.12mi	3/1.0	1,184 (+10%)	9mo	$36,000	$30	70
2901 Stevens Ave	0.27mi	3/1.0	1,202 (+12%)	4mo	$93,500	$78	64
310 N 30th St	0.38mi	3/1.0	1,177 (+10%)	5mo	$19,900	$17	62
112 S 25th St	0.39mi	2/2.0 (-1)	1,022 (-5%)	4mo	$69,900	$68	62
2617 N North Blvd	0.67mi	2/1.0 (-1)	1,120 (+4%)	1mo	$70,000	$63	56
114 N 27th St	0.32mi	2/1.0 (-1)	1,192 (+11%)	7mo	$103,500	$87	56
2517 Broadway Ave	0.39mi	2/1.0 (-1)	1,188 (+11%)	4mo	$34,500	$29	56
911 N Central Ave	0.64mi	3/1.0	1,184 (+10%)	2mo	$56,000	$47	52
2014 Maple Ave	0.64mi	2/1.0 (-1)	988 (-8%)	6mo	$35,000	$35	47

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $2,742
• Equity at exit: $11,168

10-year hold

• IRR: 12.9%
• Equity multiple: 2.03×
• Total profit: $21,587
• Equity at exit: $6,476

Cash invested: $20,972 (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: 6.6×

Monthly cashflow live

• Estimated rent: $951 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $233

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 70%

Sensitivity live

Price	-10% $285	-5% $259	+0% $233	+5% $208	+10% $182
Rent	-10% $158	-5% $196	+0% $233	+5% $271	+10% $308
Rate	-1.0pp $271	-0.5pp $252	base $233	+0.5pp $214	+1.0pp $194

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-01
   status Pending
2. 2026-04-23
   price $74,900
3. 2026-04-23
   status Active
4. 2026-04-21
   historical
5. 2026-03-11
   status Active
6. 2026-02-28
   status Pending
7. 2026-01-21
   listed $84,900 Active
8. 2022-06-10
   soldstatus 145-char remark

   Show marketing remark (145 chars)

   Investment Opportunity needs some TLC!! This home has 2 bedrooms, 1 bath, living room, kitchen, CH & CA package unit, and a detached garage.

9. 2022-03-21
   listed $29,000 145-char remark

   Show marketing remark (145 chars)

   Investment Opportunity needs some TLC!! This home has 2 bedrooms, 1 bath, living room, kitchen, CH & CA package unit, and a detached garage.

ⓘ 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 3/10 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: $11,408
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$2,179
• Taxable income: $1,710
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $2,390/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

+158.3% since first listed

9 events — show timeline

• 2026-05-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $74,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-21 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-11 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-02-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-01-21 Listed $84,900 Heartland MLS as Distributed by MLS Grid
• 2022-06-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-03-21 Listed $29,000 Heartland MLS as Distributed by MLS Grid