215 W C Ave · Kingman, KS 67068

$30,000

4 bd · 1.0 ba · 1,289 sqft · SingleFamily public records · 19 Days on market

Built 1910 0.25 ac 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Key facts

• Spacious layout
• 0.25 acre lot
• Built 1910

Tags

• SPACIOUS LAYOUT
• ACCESS TO LOCAL AMENITIES

Property features AI

Exterior

• Utilities: Natural gas available; Public utilities
• Home design: Single-family onsite-built home
• Construction: Crawl space foundation; Composition roof
• Exterior features: One level

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Wall/window air conditioning units
• Interior features: Dishwasher; Disposal; Microwave; Refrigerator; Range
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $715 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#73 in KS, #4,191 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F.
• Kingman-Norwich (town): math 22% / reading 30% proficiency, ranked #129 of 169 in KS (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Kingman Elementary School (math 22% / reading 27%, grade F, #540 of 684 statewide, top 82%, 349 students, 59% FRL); Kingman Middle School (math 8% / reading 17%, grade F, #192 of 219 statewide, top 88%, 94 students, 54% FRL); Kingman High (math 15% / reading 24%, grade F, #198 of 327 statewide, top 66%, 203 students, 44% FRL) — zoned schools average 53% FRL vs 37% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 7 active listings in the ZIP; 52 units permitted in Kingman County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($207 loan paydown + $3k appreciation (10.0% local appreciation)).
• Kingman County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,550 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 4.06% ✓
• Cap rate: 34.91%
• Cash-on-cash: 102.19%
• DSCR: 5.55
• GRM: 2.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.37×
• Total profit: $61,939
• Equity at exit: $27,026

10-year hold

• IRR: —
• Equity multiple: 18.46×
• Total profit: $146,657
• Equity at exit: $58,283

Cash invested: $8,400 (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 67068

• Home prices YoY: 9.0%
• Active inventory: 7
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$76 /mo · $912/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $715

Break-even live

Break-even rent $311

Max offer price $30,000

Occupancy floor 36%

Sensitivity live

Price	-10% $732	-5% $724	+0% $715	+5% $707	+10% $698
Rent	-10% $619	-5% $667	+0% $715	+5% $763	+10% $811
Rate	-1.0pp $730	-0.5pp $723	base $715	+0.5pp $708	+1.0pp $700

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-11
   status Pending
2. 2026-04-28
   price $30,000
3. 2026-04-22
   listed $40,000 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: $912 · $76/mo
• Projected year-2 tax: $912 · $76/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 4/10 Moderate 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,599
• − Mortgage interest: −$1,680
• − Property taxes: −$912
• − Insurance: −$150
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$873
• Taxable income: $8,648
• Est. tax owed @ 24.0%: −$2,076
• After-tax cash flow: $6,508/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: Kingman-Norwich
• NCES district ID: 2008070
• Math proficiency: 22% ▬ 0.00%
• Reading proficiency: 30% ▲ 1.00%
• Median HH income: $48,914
• Composite: 22.76/100
• National rank: #8028
• State rank: #129 of 169 in KS

Livability — Kingman

• Score: 75/100
• State rank: #73
• US rank: #4191

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: Kingman, KS
• Population (ZIP): 3,881

Population outlook (Kingman County) Hauer SSP2

• Today (2025): 7,491 people
• By 2030: 7,380 · -1.5%
• By 2040: 7,090 · -5.4%
• By 2050: 6,736 · -10.1%
• By 2075: 6,400 · -14.6%
• By 2100: 6,125 · -18.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Italian 4% Romanian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Kingman

• 2024 margin: Solid R (+59.9) · D 19.1% · R 79.0% · Other 1.9%
• 2008→2024 swing: -15.2pp toward R · 2008: -44.8pp · 2024: -59.9pp
• All cycles: 2024: R+59.9 2020: R+60.0 2016: R+58.3 2012: R+51.3 2008: R+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.76%
• Current HPI: 191.6136
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-25.0% since first listed

3 events — show timeline

• 2026-05-11 Pending — SCKMLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $30,000 SCKMLS as Distributed by MLS Grid
• 2026-04-22 Listed $40,000 SCKMLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $912 · +4.6% YoY. Source: county tax records.