1001 N Main St · Yates Center, KS 66783

$60,000

2 bd · 1.5 ba · 1,965 sqft · SingleFamily public records · 36 Days on market

Built 1954 1.40 ac 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 1001 N Main St, a charming single-family home nestled in the heart of Yates Center, Kansas. This spacious residence offers 1,965 square feet of living space, featuring 3 bedrooms and 1.5 bathrooms, providing ample room for comfortable living. Built in 1954, this home exudes classic charm with its ranch-style architecture. The property sits on an expansive 1.4-acre lot, offering plenty of outdoor space for gardening, recreation, or future expansions. The attached garage provides convenient parking and additional storage options. Inside, you'll find a warm and inviting living area, perfect for relaxation or entertaining guests. While this home is in need of some TLC, it can be a project to complete to fit your desired style and taste. The home is being sold "as is". Located in a friendly neighborhood, this home is within close proximity to local schools, parks, and essential amenities, making it an ideal place for families or individuals seeking a tranquil lifestyle. Don't miss the opportunity to own this delightful property that combines comfort, space, and convenience in one package.

Key facts

• 1.4 acres
• Attached garage
• Expansive interior

Tags

• 1.4 ACRES
• EXPANSIVE INTERIOR
• ATTACHED GARAGE
• STRATEGIC LOCATION

Property features AI

Finance

• Other: Located inside city limits; Paved public road access; Lot information from public records; Not in a flood plain
• HOA & community: No association fees

Exterior

• Parking: Attached and detached garage options; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Ranch floor plan; Residential property
• Construction: Frame construction; Composition roof
• Exterior features: Patio; Porch; Property marked as fixer-up; Metal partial fencing; Garage(s); Shed(s)

Interior

• Kitchen: Kitchen/dining combo (combined layout)
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring; Wood flooring; Other flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas heating; Electric cooling (central)
• Interior features: Fireplace (1); Kitchen/dining combo; Crawl space basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#451 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-; Watch: health & safety C-, schools F, amenities F.
• Woodson (rural): math 30% / reading 38% proficiency, ranked #83 of 169 in KS (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 13 units permitted in Woodson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($415 loan paydown + $6k appreciation (9.5% local appreciation)).
• Woodson County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.71% ✓
• Cap rate: 14.22%
• Cash-on-cash: 28.32%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $174,885
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 E Butler St	0.61mi	3/2.0 (+1)	1,792 (-9%)	1mo	$159,000	$89	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.0%
• Equity multiple: 4.34×
• Total profit: $56,059
• Equity at exit: $52,043

10-year hold

• IRR: 39.3%
• Equity multiple: 9.62×
• Total profit: $144,797
• Equity at exit: $110,161

Cash invested: $16,800 (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 66783

• Home prices YoY: 5.2%
• Active inventory: 3
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $397

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 56%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-15
   price $60,000
2. 2026-04-23
   listed $65,000 Active
3. 2026-04-19
   status Pending
4. 2026-04-19
   historical
5. 2026-03-25
   price $70,000
6. 2026-03-09
   listed $80,000 Active
7. 2025-03-25
   status Pending 1121-char remark

   Show marketing remark (1121 chars)

   Welcome to 1001 N Main St, a charming single-family home nestled in the heart of Yates Center, Kansas. This spacious residence offers 1,965 square feet of living space, featuring 3 bedrooms and 1.5 bathrooms, providing ample room for comfortable living. Built in 1954, this home exudes classic charm with its ranch-style architecture. The property sits on an expansive 1.4-acre lot, offering plenty of outdoor space for gardening, recreation, or future expansions. The attached garage provides convenient parking and additional storage options. Inside, you'll find a warm and inviting living area, perfect for relaxation or entertaining guests. While this home is in need of some TLC, it can be a project to complete to fit your desired style and taste. The home is being sold "as is". Located in a friendly neighborhood, this home is within close proximity to local schools, parks, and essential amenities, making it an ideal place for families or individuals seeking a tranquil lifestyle. Don't miss the opportunity to own this delightful property that combines comfort, space, and convenience in one package.

8. 2025-03-20
   soldstatus Closed 1121-char remark

   Show marketing remark (1121 chars)

   Welcome to 1001 N Main St, a charming single-family home nestled in the heart of Yates Center, Kansas. This spacious residence offers 1,965 square feet of living space, featuring 3 bedrooms and 1.5 bathrooms, providing ample room for comfortable living. Built in 1954, this home exudes classic charm with its ranch-style architecture. The property sits on an expansive 1.4-acre lot, offering plenty of outdoor space for gardening, recreation, or future expansions. The attached garage provides convenient parking and additional storage options. Inside, you'll find a warm and inviting living area, perfect for relaxation or entertaining guests. While this home is in need of some TLC, it can be a project to complete to fit your desired style and taste. The home is being sold "as is". Located in a friendly neighborhood, this home is within close proximity to local schools, parks, and essential amenities, making it an ideal place for families or individuals seeking a tranquil lifestyle. Don't miss the opportunity to own this delightful property that combines comfort, space, and convenience in one package.

9. 2025-03-20
   soldstatus

   Show marketing remark (1121 chars)

   Welcome to 1001 N Main St, a charming single-family home nestled in the heart of Yates Center, Kansas. This spacious residence offers 1,965 square feet of living space, featuring 3 bedrooms and 1.5 bathrooms, providing ample room for comfortable living. Built in 1954, this home exudes classic charm with its ranch-style architecture. The property sits on an expansive 1.4-acre lot, offering plenty of outdoor space for gardening, recreation, or future expansions. The attached garage provides convenient parking and additional storage options. Inside, you'll find a warm and inviting living area, perfect for relaxation or entertaining guests. While this home is in need of some TLC, it can be a project to complete to fit your desired style and taste. The home is being sold "as is". Located in a friendly neighborhood, this home is within close proximity to local schools, parks, and essential amenities, making it an ideal place for families or individuals seeking a tranquil lifestyle. Don't miss the opportunity to own this delightful property that combines comfort, space, and convenience in one package.

10. 2025-03-05
    listed $82,250
11. 2025-01-17
    listed $82,250 Active 1121-char remark

    Show marketing remark (1121 chars)

    Welcome to 1001 N Main St, a charming single-family home nestled in the heart of Yates Center, Kansas. This spacious residence offers 1,965 square feet of living space, featuring 3 bedrooms and 1.5 bathrooms, providing ample room for comfortable living. Built in 1954, this home exudes classic charm with its ranch-style architecture. The property sits on an expansive 1.4-acre lot, offering plenty of outdoor space for gardening, recreation, or future expansions. The attached garage provides convenient parking and additional storage options. Inside, you'll find a warm and inviting living area, perfect for relaxation or entertaining guests. While this home is in need of some TLC, it can be a project to complete to fit your desired style and taste. The home is being sold "as is". Located in a friendly neighborhood, this home is within close proximity to local schools, parks, and essential amenities, making it an ideal place for families or individuals seeking a tranquil lifestyle. Don't miss the opportunity to own this delightful property that combines comfort, space, and convenience in one package.

12. 2020-02-28
    historical
13. 2017-03-09
    listed $56,000
14. 2001-06-01
    soldstatus $82,500
15. 1995-05-01
    soldstatus $37,500

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,322
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$1,745
• Taxable income: $4,044
• Est. tax owed @ 24.0%: −$971
• After-tax cash flow: $3,788/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: Woodson
• NCES district ID: 2013110
• Math proficiency: 30% ▲ 1.00%
• Reading proficiency: 38% ▲ 10.00%
• Median HH income: $36,430
• Composite: 28.19/100
• National rank: #6808
• State rank: #83 of 169 in KS

Livability — Yates Center

• Score: 60/100
• State rank: #451
• US rank: #19508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yates Center, KS
• City population: 2,117
• Population (ZIP): 2,117

Population outlook (Woodson County) Hauer SSP2

• Today (2025): 2,847 people
• By 2030: 2,764 · -2.9%
• By 2040: 2,567 · -9.8%
• By 2050: 2,465 · -13.4%
• By 2075: 2,605 · -8.5%
• By 2100: 2,612 · -8.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Native American 1%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Woodson

• 2024 margin: Solid R (+61.3) · D 18.7% · R 80.0% · Other 1.3%
• 2008→2024 swing: -27.3pp toward R · 2008: -34.0pp · 2024: -61.3pp
• All cycles: 2024: R+61.3 2020: R+60.6 2016: R+55.9 2012: R+45.5 2008: R+34.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.54%
• Current HPI: 194.0393
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+60.0% since first listed

15 events — show timeline

• 2026-05-15 Price Changed $60,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-19 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-19 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $70,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-09 Listed $80,000 Heartland MLS as Distributed by MLS Grid
• 2025-03-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-03-20 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2025-03-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2025-03-05 Listed $82,250 Sunflower MLS as distributed by MLS GRID
• 2025-01-17 Listed $82,250 Heartland MLS as Distributed by MLS Grid
• 2020-02-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2017-03-09 Listed $56,000 Heartland MLS as Distributed by MLS Grid
• 2001-06-01 Sold (Public Records) $82,500 Public Records
• 1995-05-01 Sold (Public Records) $37,500 Public Records