511 W Jefferson Ave · Sterling, KS 67579

$65,000

2 bd · 1.0 ba · 880 sqft · SingleFamily public records · 6 Days on market

Built 1939 0.35 ac lot

---

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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.35 acre lot
• 2 parking spots
• Built 1939

Property features AI

Finance

• Other: Gravel road access; Lot size approximately 0.35 acres

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Composition roof; 880 sq ft above-grade finished area
• Exterior features: Covered patio/porch; Chain link fencing; Shed(s)

Interior

• Kitchen: Electric range; Electric oven; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air
• Interior features: Electric range; Electric oven; Refrigerator; Gas water heater; Ceiling fan(s)
• Laundry & utility: Laundry on main level

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 $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($844 rent vs $65k).

Location & tenants

• Location reads 78/100 on livability (#24 in KS, #2,382 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Sterling (rural): math 55% / reading 49% proficiency, ranked #8 of 169 in KS (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sterling Grade School (math 67% / reading 52%, grade B-, #70 of 684 statewide, top 12%, 260 students, 46% FRL); Sterling Junior High/Senior High (math 42% / reading 42%, grade F, #12 of 327 statewide, top 5%, 214 students, 39% FRL).
• Market conditions: 22 active listings in the ZIP; 13 units permitted in Rice 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.
• Rice County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $18k; list at $65k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood 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 $65,000

Questions for the listing agent

1. Built in 1939 — 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: 1.30% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.34%
• DSCR: 1.64
• GRM: 6.4

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: 4.7%
• Equity multiple: 1.18×
• Total profit: $3,334
• Equity at exit: $9,692

10-year hold

• IRR: 14.2%
• Equity multiple: 2.14×
• Total profit: $20,795
• 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 67579

• Home prices YoY: -18.8%
• Active inventory: 22
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $844 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $218

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 69%

Sensitivity live

Price	-10% $262	-5% $240	+0% $218	+5% $195	+10% $173
Rent	-10% $151	-5% $184	+0% $218	+5% $251	+10% $284
Rate	-1.0pp $250	-0.5pp $234	base $218	+0.5pp $201	+1.0pp $184

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: —

Listing history 6 events

1. 2026-06-12
   status $65,000 Pending 6 DOM
2. 2026-06-09
   days on market $65,000 Active 6 DOM
3. 2026-06-08
   days on market $65,000 Active 5 DOM
4. 2026-06-07
   days on market $65,000 Active 4 DOM
5. 2026-06-05
   days on market $65,000 Active 2 DOM
6. 2026-06-04
   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.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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: $10,128
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$810
• − Management: −$810
• − Depreciation: −$1,891
• Taxable income: $1,675
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $2,208/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: Sterling
• NCES district ID: 2012030
• Math proficiency: 55% ▲ 1.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $48,454
• Composite: 44.33/100
• National rank: #2826
• State rank: #8 of 169 in KS

Livability — Sterling

• Score: 78/100
• State rank: #24
• US rank: #2382

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sterling, KS
• Population (ZIP): 2,971

Population outlook (Rice County) Hauer SSP2

• Today (2025): 9,798 people
• By 2030: 9,694 · -1.1%
• By 2040: 9,507 · -3.0%
• By 2050: 9,457 · -3.5%
• By 2075: 9,487 · -3.2%
• By 2100: 9,144 · -6.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 8% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Iranian 3% Slovak 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Rice

• 2024 margin: Solid R (+56.7) · D 20.8% · R 77.5% · Other 1.7%
• 2008→2024 swing: -16.5pp toward R · 2008: -40.2pp · 2024: -56.7pp
• All cycles: 2024: R+56.7 2020: R+52.8 2016: R+55.6 2012: R+47.8 2008: R+40.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.28%
• Current HPI: 220.9642
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+766.7% since first listed

3 events — show timeline

• 2026-06-03 Listed $65,000 MKMLS as distributed by MLS GRID
• 2004-07-01 Sold (Public Records) $17,500 Public Records
• 1998-03-01 Sold (Public Records) $7,500 Public Records