522 S Georgia N/A · Pittsburg, KS 66762

$65,000

2 bd · 1.0 ba · 894 sqft · SingleFamily public records · 2 Days on market

Built 1950 0.29 ac lot Est $86k · 24% under ↓ 22% since listing

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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 +8.1/10.0
• 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

• Metal siding
• Spacious lot
• Loft for storage

Tags

• METAL SIDING
• SPACIOUS LOT
• DETACHED GARAGE
• LOFT FOR STORAGE

Property features AI

Finance

• Other: Living area listed as 894 (source: public records)
• HOA & community: No association or HOA

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Bungalow style; 1 story (bungalow)
• Construction: Metal siding; Composition roof; Home age estimated 76–100 years
• Exterior features: Lot approximately 12,415 square feet; Located inside city limits

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling (air conditioning)
• Interior features: Partial basement; Bungalow floor plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($852 rent vs $65k).
• Cap rate 11.0% 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: schools D, crime F, amenities 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.
• Market conditions: Rents rising fast (+13.8%/yr); 139 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% of comp listings sitting > 30 days — soft ceiling on asking rent; 65 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $42k; list at $65k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $65,000

Questions for the listing agent

1. Built in 1950 — 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: 1.31% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.74%
• DSCR: 1.74
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $85,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 W Kansas St	0.33mi	2/1.0	912 (+2%)	14mo	$89,900	$99	70
201 N Georgia St	0.54mi	3/1.0 (+1)	896 (+0%)	10mo	$73,000	$81	61
707 W Kansas St	0.31mi	2/1.0	972 (+9%)	13mo	$79,500	$82	60
714 W 3rd St	0.64mi	2/1.0	828 (-7%)	4mo	$57,000	$69	55
1007 W 1st St N/A	0.45mi	2/2.0	1,000 (+12%)	1mo	$159,000	$159	54
529 W Forest St	0.27mi	3/1.0 (+1)	992 (+11%)	13mo	$95,000	$96	53
203 N Chestnut St	0.56mi	3/1.5 (+1)	966 (+8%)	2mo	$130,000	$135	52
304 N Miles St	0.72mi	3/1.0 (+1)	944 (+6%)	1mo	$92,500	$98	51
1010 W 3rd St	0.62mi	2/1.0	764 (-14%)	1mo	$50,000	$65	46
321 W Forest St	0.49mi	2/1.0	1,008 (+13%)	14mo	$89,500	$89	44
806 W 4th St	0.68mi	2/1.0	962 (+8%)	17mo	$80,000	$83	41
208 W Forest St	0.64mi	2/2.0	1,004 (+12%)	6mo	$159,900	$159	40

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: 13.2%
• Equity multiple: 1.56×
• Total profit: $10,134
• Equity at exit: $9,692

10-year hold

• IRR: 25.5%
• Equity multiple: 3.75×
• Total profit: $50,116
• Equity at exit: $5,620

Cash invested: $18,200 (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: 139
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $852 high
• Mortgage (P&I): −$341
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $254

Break-even live

Break-even rent $531

Max offer price $65,000

Occupancy floor 65%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 W 2nd St Pittsburg, KS	2.0	1.0	846	$850	$1.00	44d	1	0.61mi
1108 S Joplin St Pittsburg, KS	2.0	1.5	850	$775	$0.91	44d	2	1.04mi
1802 S Pine St Unit 2 Pittsburg, KS	2.0	1.0	627	$999	$1.59	44d	1	1.04mi
101 S Elm St Pittsburg, KS	1.0	1.0	800	$600	$0.75	44d	1	1.04mi
404 E Adams St Unit A Pittsburg, KS	2.0	1.0	750	$800	$1.07	44d	1	1.07mi
107 W Lindburg St Pittsburg, KS	1.0	1.0	600	$650	$1.08	44d	1	1.14mi
1902 S Broadway St Pittsburg, KS	2.0	1.0	533	$999	$1.87	21d	6	1.17mi

Listing history 2 events

1. 2026-06-19
   days on market $65,000 Active 2 DOM
2. 2026-06-17
   listed $65,000 Active 1 DOM

ⓘ 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: $616 · $51/mo
• Projected year-2 tax: $916 · $76/mo
• Expected delta: +$301/yr (+$25/mo · 48.9%)

ⓘ 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 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: $10,225
• − Mortgage interest: −$3,641
• − Property taxes: −$616
• − Insurance: −$325
• − Repairs & maintenance: −$818
• − Management: −$818
• − Depreciation: −$1,891
• Taxable income: $2,116
• Est. tax owed @ 24.0%: −$508
• After-tax cash flow: $2,539/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

-21.7% since first listed

3 events — show timeline

• 2026-06-17 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2001-06-01 Sold (Public Records) $42,500 Public Records
• 1986-11-01 Sold (Public Records) $83,000 Public Records

Property tax history

-3.4%/yr

Latest (2025): $616 · +11.4% YoY. Source: county tax records.