201 S Kansas Ave · Selden, KS 67757

$70,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 61 Days on market

Built 1920 5,227 sqft lot

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +7.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Key facts

• Craft room
• Formal dining room
• Full basement

Tags

• CORNER LOT
• FORMAL DINING ROOM
• FULL BASEMENT
• SPACIOUS FAMILY ROOM
• CRAFT ROOM

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property
• Exterior features: Lot measures approximately 37 x 140

Interior

• Bedrooms: 2 bedrooms on the main level
• Interior features: Full concrete basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($839 rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#367 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D+, crime F.
• Golden Plains (rural): math 20% / reading 30% proficiency, ranked #224 of 280 in KS (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($484 loan paydown + $4k appreciation (5.0% local appreciation)).
• Sheridan County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1920 — 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 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?
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: 1.20% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.98%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.41×
• Total profit: $27,610
• Equity at exit: $39,715

10-year hold

• IRR: 21.8%
• Equity multiple: 4.76×
• Total profit: $73,610
• Equity at exit: $68,581

Cash invested: $19,600 (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 67757

• Home prices YoY: 3.2%
• Active inventory: 1
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $839 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $179

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 74%

Sensitivity live

Price	-10% $228	-5% $203	+0% $179	+5% $155	+10% $131
Rent	-10% $113	-5% $146	+0% $179	+5% $212	+10% $246
Rate	-1.0pp $215	-0.5pp $197	base $179	+0.5pp $161	+1.0pp $143

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-16
   days on market $70,000 Active 61 DOM
2. 2026-06-15
   days on market $70,000 Active 60 DOM
3. 2026-06-13
   days on market $70,000 Active 58 DOM
4. 2026-06-12
   days on market $70,000 Active 57 DOM
5. 2026-06-09
   days on market $70,000 Active 54 DOM
6. 2026-06-08
   days on market $70,000 Active 53 DOM
7. 2026-06-07
   days on market $70,000 Active 52 DOM
8. 2026-06-05
   days on market $70,000 Active 50 DOM
9. 2026-06-04
   days on market $70,000 Active 48 DOM
10. 2026-06-02
    days on market $70,000 Active 47 DOM
11. 2026-06-01
    days on market $70,000 Active 46 DOM
12. 2026-05-31
    days on market $70,000 Active 45 DOM
13. 2026-05-31
    days on market $70,000 Active 44 DOM
14. 2026-04-16
    listed $70,000 Active

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,072
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$806
• − Management: −$806
• − Depreciation: −$2,036
• Taxable income: $1,103
• Est. tax owed @ 24.0%: −$265
• After-tax cash flow: $1,887/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: Golden Plains
• NCES district ID: 2011040
• Math proficiency: 20% ▲ 10.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $49,508
• Composite: 25.03/100
• National rank: #12958
• State rank: #224 of 280 in KS

Livability — Selden

• Score: 62/100
• State rank: #367
• US rank: #16411

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Selden, KS
• Population (ZIP): 481

Population outlook (Sheridan County) Hauer SSP2

• Today (2025): 2,397 people
• By 2030: 2,338 · -2.5%
• By 2040: 2,230 · -7.0%
• By 2050: 2,144 · -10.6%
• By 2075: 2,110 · -12.0%
• By 2100: 1,900 · -20.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 14% Two or more races 6%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Serbian 3% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Sheridan

• 2024 margin: Solid R (+80.3) · D 9.2% · R 89.5% · Other 1.3%
• 2008→2024 swing: -18.3pp toward R · 2008: -62.1pp · 2024: -80.3pp
• All cycles: 2024: R+80.3 2020: R+78.2 2016: R+77.8 2012: R+73.6 2008: R+62.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.01%
• Current HPI: 159.2155
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-16 Listed $70,000 Hays MLS