6 Simms St · Louisburg, KS 66053

$170,000

4 bd · 1.0 ba · 2,104 sqft · SingleFamily public records · 70 Days on market

Built 1900 0.37 ac lot ↓ 23% since listing

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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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.8/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Reduced to $170,000!! Excellent Location!! Go back in time with this Vinyl sided 4 Bedroom-1 Bath Home. Approx 2,104 sf! Nice, big corner lot! A little over 1/3 of an acre! . 37 acre M/L. Tons of perennials & Trees!! Lots of Peonies, Iris, Dogwood trees, Katalpa tree, Lilac bushes, Columbine, Wysteria & much more! Large Kitchen includes all of the Appliances & a Pantry, lots of cabinet space it was remodeled several years ago! Small deck off of the kitchen. Laundry/Mud Room off of Kitchen, includes the Washer & Dryer! Another Concrete Block Room off of the Laundry Room! Main bedroom & Bath on the first floor, other 3 upstairs. One bedroom is two combined.

Key facts

• Pantry
• Covered front porch
• Laundry mud room

Tags

• BIG CORNER LOT
• LARGE KITCHEN
• PANTRY
• LAUNDRY MUD ROOM
• COVERED FRONT PORCH

Property features AI

Finance

• Other: Located inside city limits
• HOA & community: No association fees

Exterior

• Parking: Carport and off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1.5-story floor plan; Residential property
• Construction: Concrete and frame construction with vinyl siding; Composition roof
• Exterior features: Front porch; Deck; Outbuilding on the property; Corner city lot within city limits; Paved public road access

Interior

• Kitchen: Country-style eat-in kitchen with pantry; Gas range; Refrigerator; Freezer
• Bedrooms: 4 bedrooms (main floor bedroom included); Second-floor bedrooms with carpet and ceiling fans
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom with shower-over-tub and vinyl flooring
• Heating & cooling: Zoned heating (other type); Window air conditioning units
• Interior features: Ceiling fans throughout; Pantry; Stained cabinets; Wood windows; Storm doors
• Laundry & utility: Main-level laundry room with vinyl flooring

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (1.6% below list).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.1% in Louisburg — 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 65/100 on livability (#281 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Louisburg (town): math 43% / reading 55% proficiency, ranked #10 of 169 in KS (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Rockville Elementary School (488 students, 26% FRL); Louisburg High (math 27% / reading 52%, grade F, #21 of 327 statewide, top 7%, 562 students, 19% FRL).
• Market conditions: 94 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 100 units permitted in Miami 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.
• Miami County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1900 — 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. 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: 0.98% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.10%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $342,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1003 S 9th St	0.51mi	4/2.5	2,155 (+2%)	1mo	$395,000	$183	66
1020 S 12th Ter	0.70mi	4/2.5	2,065 (-2%)	1mo	$459,000	$222	58
101 S 8th St	0.58mi	3/2.0 (-1)	2,080 (-1%)	8mo	$303,500	$146	55
200 S Broadmoor St	0.60mi	3/2.0 (-1)	2,100 (-0%)	10mo	$335,000	$160	54
1101 S Doyle St	0.60mi	3/2.0 (-1)	1,988 (-6%)	0mo	$325,000	$163	53
1004 S Broadway St	0.60mi	3/2.0 (-1)	2,084 (-1%)	13mo	$320,000	$154	51
202 S Doyle St	0.11mi	3/2.0 (-1)	1,824 (-13%)	22mo	$285,000	$156	46
703 S Mulberry St	0.41mi	3/2.0 (-1)	1,869 (-11%)	15mo	$410,000	$219	41
601 S 10th St	0.56mi	3/1.5 (-1)	1,888 (-10%)	14mo	$255,000	$135	38
1225 S 12th Ter	0.74mi	3/2.5 (-1)	1,993 (-5%)	19mo	$435,000	$218	30
1200 S 12th Ter	0.69mi	3/2.5 (-1)	1,928 (-8%)	24mo	$439,950	$228	23
1015 S 11th St	0.59mi	3/3.0 (-1)	2,411 (+15%)	22mo	$385,000	$160	17

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-14,667
• Equity at exit: $25,348

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $3,788
• Equity at exit: $14,698

Cash invested: $47,600 (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 66053

• Home prices YoY: -24.8%
• Active inventory: 94
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,672 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$156 /mo · $1,878/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $202

Break-even live

Break-even rent $1,416

Max offer price $170,000

Occupancy floor 83%

Sensitivity live

Price	-10% $299	-5% $250	+0% $202	+5% $154	+10% $106
Rent	-10% $70	-5% $136	+0% $202	+5% $268	+10% $334
Rate	-1.0pp $288	-0.5pp $246	base $202	+0.5pp $158	+1.0pp $114

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
341 N 5th Ter Louisburg, KS	3.0	2.0	1414	$1,795	$1.27	45d	1	0.42mi
304 N 9th St Apt B Louisburg, KS	3.0	2.5	1500	$1,495	$1.00	3d	1	0.64mi

Listing history 18 events

1. 2026-06-18
   status $170,000 Pending 70 DOM
2. 2026-06-18
   days on market $170,000 Active Under Contract 70 DOM
3. 2026-06-17
   days on market $170,000 Active Under Contract 69 DOM
4. 2026-06-16
   days on market $170,000 Active Under Contract 68 DOM
5. 2026-06-15
   days on market $170,000 Active Under Contract 67 DOM
6. 2026-06-13
   days on market $170,000 Active Under Contract 65 DOM
7. 2026-06-13
   days on market $170,000 Active Under Contract 64 DOM
8. 2026-06-09
   days on market $170,000 Active Under Contract 61 DOM
9. 2026-06-08
   days on market $170,000 Active Under Contract 60 DOM
10. 2026-06-07
    days on market $170,000 Active Under Contract 59 DOM
11. 2026-06-05
    statusdays on market $170,000 Active Under Contract 56 DOM
12. 2026-06-03
    days on market $170,000 Active 55 DOM
13. 2026-06-02
    days on market $170,000 Active 54 DOM
14. 2026-06-01
    days on market $170,000 Active 53 DOM
15. 2026-05-31
    days on market $170,000 Active 52 DOM
16. 2026-05-11
    price $185,000
17. 2026-04-21
    price $200,000
18. 2026-04-09
    listed $239,500 Active

ⓘ 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: $1,878 · $156/mo
• Projected year-2 tax: $2,397 · $200/mo
• Expected delta: +$519/yr (+$43/mo · 27.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,069
• − Mortgage interest: −$9,523
• − Property taxes: −$1,878
• − Insurance: −$850
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$4,945
• Taxable loss: −$338
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $2,510/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: Louisburg
• NCES district ID: 2008970
• Math proficiency: 43% ▼ -4.00%
• Reading proficiency: 55% ▲ 6.00%
• Median HH income: $69,723
• Composite: 43.8/100
• National rank: #2932
• State rank: #10 of 169 in KS

Livability — Louisburg

• Score: 65/100
• State rank: #281
• US rank: #12611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Louisburg, KS
• Population (ZIP): 7,744

Population outlook (Miami County) Hauer SSP2

• Today (2025): 32,162 people
• By 2030: 31,472 · -2.1%
• By 2040: 29,611 · -7.9%
• By 2050: 27,277 · -15.2%
• By 2075: 22,738 · -29.3%
• By 2100: 18,479 · -42.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Miami

• 2024 margin: Solid R (+39.5) · D 29.3% · R 68.8% · Other 1.9%
• 2008→2024 swing: -15.8pp toward R · 2008: -23.7pp · 2024: -39.5pp
• All cycles: 2024: R+39.5 2020: R+39.6 2016: R+40.0 2012: R+34.8 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.93%
• Current HPI: 254.1138
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-22.8% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $185,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $200,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-09 Listed $239,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2025): $1,878 · +2.7% YoY. Source: county tax records.