319 N Sheridan St · Minneapolis, KS 67467

$82,000

3 bd · 1.0 ba · 1,154 sqft · SingleFamily public records · 18 Days on market

Built 1900 6,098 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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +6.4/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Newer roof
• Newer windows
• Newer stucco

Tags

• CORNER LOT
• MAIN FLOOR PRIMARY BEDROOM
• NEWER ROOF
• NEWER GUTTERS
• NEWER STUCCO
• NEWER WINDOWS

Property features AI

Exterior

• Utilities: Natural gas available; Public water; Sewer available
• Home design: Single-family onsite built
• Construction: Partial foundation; Composition roofing
• Exterior features: One-and-one-half story; Partial foundation (no egress windows); Composition roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Cellar basement; Laundry on main floor
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($983 rent vs $82k).
• Recommended offer: $81k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#40 in KS, #3,169 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• North Ottawa County (rural): math 34% / reading 34% proficiency, ranked #62 of 169 in KS (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Minneapolis Elementary (math 37% / reading 37%, grade F, #358 of 684 statewide, top 56%, 327 students, 51% FRL); Minneapolis Jr-Sr High School (math 27% / reading 32%, grade F, #60 of 327 statewide, top 24%, 302 students, 45% FRL) — zoned schools average 48% FRL vs 29% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 24 active listings in the ZIP; 12 units permitted in Ottawa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($567 loan paydown + $2k appreciation (2.8% local appreciation)).
• Ottawa County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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.
• Current owner paid $14k; list at $82k implies a 482% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,770 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 1.20% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.39%
• DSCR: 1.37
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.84×
• Total profit: $19,273
• Equity at exit: $35,940

10-year hold

• IRR: 16.8%
• Equity multiple: 3.42×
• Total profit: $55,450
• Equity at exit: $54,675

Cash invested: $22,960 (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 67467

• Home prices YoY: 1.4%
• Active inventory: 24
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $983 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$151 /mo · $1,818/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $161

Break-even live

Break-even rent $779

Max offer price $82,000

Occupancy floor 79%

Sensitivity live

Price	-10% $207	-5% $184	+0% $161	+5% $137	+10% $114
Rent	-10% $83	-5% $122	+0% $161	+5% $199	+10% $238
Rate	-1.0pp $202	-0.5pp $181	base $161	+0.5pp $139	+1.0pp $118

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-22
   days on market $82,000 Active 18 DOM
2. 2026-06-21
   days on market $82,000 Active 17 DOM
3. 2026-06-21
   days on market $82,000 Active 16 DOM
4. 2026-06-18
   days on market $82,000 Active 14 DOM
5. 2026-06-17
   days on market $82,000 Active 13 DOM
6. 2026-06-16
   days on market $82,000 Active 12 DOM
7. 2026-06-15
   days on market $82,000 Active 11 DOM
8. 2026-06-13
   days on market $82,000 Active 9 DOM
9. 2026-06-12
   days on market $82,000 Active 8 DOM
10. 2026-06-09
    days on market $82,000 Active 5 DOM
11. 2026-06-08
    days on market $82,000 Active 4 DOM
12. 2026-06-07
    days on market $82,000 Active 3 DOM
13. 2026-06-05
    listed $82,000 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: $1,818 · $151/mo
• Projected year-2 tax: $1,818 · $151/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,790
• − Mortgage interest: −$4,593
• − Property taxes: −$1,818
• − Insurance: −$410
• − Repairs & maintenance: −$943
• − Management: −$943
• − Depreciation: −$2,385
• Taxable income: $697
• Est. tax owed @ 24.0%: −$167
• After-tax cash flow: $1,759/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: North Ottawa County
• NCES district ID: 2009570
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $50,499
• Composite: 29.58/100
• National rank: #6483
• State rank: #62 of 169 in KS

Livability — Minneapolis

• Score: 77/100
• State rank: #40
• US rank: #3169

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minneapolis, KS
• Population (ZIP): 2,701

Population outlook (Ottawa County) Hauer SSP2

• Today (2025): 5,796 people
• By 2030: 5,660 · -2.3%
• By 2040: 5,366 · -7.4%
• By 2050: 5,017 · -13.4%
• By 2075: 4,494 · -22.5%
• By 2100: 3,766 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Iranian 3% Lithuanian 2%
• Foreign-born: 0%

Political lean MEDSL · Ottawa

• 2024 margin: Solid R (+66.6) · D 15.8% · R 82.4% · Other 1.7%
• 2008→2024 swing: -14.1pp toward R · 2008: -52.5pp · 2024: -66.6pp
• All cycles: 2024: R+66.6 2020: R+65.8 2016: R+64.1 2012: R+59.3 2008: R+52.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.80%
• Current HPI: 200.3448
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+382.4% since first listed

9 events — show timeline

• 2026-06-04 Listed $82,000 SCKMLS as Distributed by MLS Grid
• 2023-08-10 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2023-02-20 Listed $75,000 SCKMLS as Distributed by MLS Grid
• 2022-10-25 Listed $37,000 SCKMLS as Distributed by MLS Grid
• 2022-10-25 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2018-07-12 Listed $25,000 SCKMLS as Distributed by MLS Grid
• 2008-04-07 Sold (Public Records) — Public Records
• 2004-08-01 Sold (Public Records) $14,100 Public Records
• 1998-07-01 Sold (Public Records) $17,000 Public Records

Property tax history

+13.4%/yr

Latest (2025): $1,818 · +11.1% YoY. Source: county tax records.