421 Commercial St · Havensville, KS 66432

$74,000

3 bd · 1.0 ba · 1,012 sqft · SingleFamily · 41 Days on market

Built 1930 Fair condition 7,841 sqft lot ↓ 25% 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Key facts

• Paved access
• Backyard space
• Corner lot

Tags

• CORNER LOT
• PAVED ACCESS
• BACKYARD SPACE
• SMALL-TOWN SETTING

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence; Residential property
• Construction: Metal roof
• Exterior features: Corner lot

Interior

• Kitchen: Electric range
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Interior features: Basement; Hardwood floors

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $74k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $72k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#162 in KS) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• Onaga-Havensville-Wheaton (rural): math 25% / reading 30% proficiency, ranked #182 of 280 in KS (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP; 114 units permitted in Pottawatomie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($512 loan paydown + $2k appreciation (3.0% local appreciation)).
• Pottawatomie County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($72k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,780 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D 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: 1.36% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.32%
• DSCR: 1.73
• GRM: 6.1

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: 22.8%
• Equity multiple: 2.30×
• Total profit: $26,881
• Equity at exit: $33,274

10-year hold

• IRR: 23.8%
• Equity multiple: 4.41×
• Total profit: $70,567
• Equity at exit: $51,279

Cash invested: $20,720 (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 66432

• Active inventory: 6
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,110/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $282

Break-even live

Break-even rent $647

Max offer price $74,000

Occupancy floor 67%

Sensitivity live

Price	-10% $333	-5% $307	+0% $282	+5% $256	+10% $231
Rent	-10% $203	-5% $242	+0% $282	+5% $322	+10% $361
Rate	-1.0pp $319	-0.5pp $301	base $282	+0.5pp $263	+1.0pp $243

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $74,000 Active 41 DOM
2. 2026-06-21
   days on market $74,000 Active 40 DOM
3. 2026-06-18
   days on market $74,000 Active 38 DOM
4. 2026-06-17
   days on market $74,000 Active 37 DOM
5. 2026-06-16
   days on market $74,000 Active 36 DOM
6. 2026-06-15
   days on market $74,000 Active 35 DOM
7. 2026-06-13
   days on market $74,000 Active 33 DOM
8. 2026-06-12
   days on market $74,000 Active 32 DOM
9. 2026-06-09
   days on market $74,000 Active 29 DOM
10. 2026-06-08
    days on market $74,000 Active 28 DOM
11. 2026-06-07
    days on market $74,000 Active 27 DOM
12. 2026-06-05
    days on market $74,000 Active 25 DOM
13. 2026-06-04
    days on market $74,000 Active 23 DOM
14. 2026-06-02
    days on market $74,000 Active 22 DOM
15. 2026-06-01
    days on market $74,000 Active 21 DOM
16. 2026-05-31
    days on market $74,000 Active 20 DOM
17. 2026-05-31
    days on market $74,000 Active 19 DOM
18. 2026-05-11
    listed $74,000 Active
19. 2025-08-16
    price $88,000
20. 2025-06-30
    price $99,000

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,049
• − Mortgage interest: −$4,145
• − Property taxes: −$1,110
• − Insurance: −$370
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$2,153
• Taxable income: $2,344
• Est. tax owed @ 24.0%: −$562
• After-tax cash flow: $2,820/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its exterior and interior condition, enhancing its resale and rental value.

Repairs flagged

• Major exterior siding — Significant weathering
• Major interior paint — Peeling and uneven
• Major kitchen cabinets — Old and dated

Value-add opportunities

• Resale paint exterior — Enhances curb appeal
• Both replace linoleum floor — Improves usability and appearance
• Both replace cabinets — Modernizes kitchen and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant weathering	Major	$15,000–50,000
interior paint · Peeling and uneven	Major	$15,000–50,000
kitchen cabinets · Old and dated	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale paint exterior — Enhances curb appeal ↑
• Both replace linoleum floor — Improves usability and appearance ↑
• Both replace cabinets — Modernizes kitchen and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Onaga-Havensville-Wheaton
• NCES district ID: 2010170
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $52,851
• Composite: 27.33/100
• National rank: #12415
• State rank: #182 of 280 in KS

Livability — Havensville

• Score: 70/100
• State rank: #162
• US rank: #7674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Havensville, KS
• Population (ZIP): 554

Population outlook (Pottawatomie County) Hauer SSP2

• Today (2025): 25,971 people
• By 2030: 27,362 · +5.4%
• By 2040: 30,086 · +15.8%
• By 2050: 32,560 · +25.4%
• By 2075: 38,284 · +47.4%
• By 2100: 40,235 · +54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 1%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 1%

Political lean MEDSL · Pottawatomie

• 2024 margin: Solid R (+47.6) · D 25.2% · R 72.8% · Other 2.0%
• 2008→2024 swing: -3.6pp toward R · 2008: -44.0pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+46.7 2016: R+50.8 2012: R+47.3 2008: R+44.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-25.3% since first listed

3 events — show timeline

• 2026-05-11 Listed $74,000 Sunflower MLS as distributed by MLS GRID
• 2025-08-16 Price Changed $88,000 Sunflower MLS as distributed by MLS GRID
• 2025-06-30 Price Changed $99,000 Sunflower MLS as distributed by MLS GRID