223 NE 6th St · Abilene, KS 67410

$53,000

5 bd · 1.5 ba · 2,326 sqft · SingleFamily public records · 46 Days on market

Built 1900 10,640 sqft lot ↓ 14% 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
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.24 acre lot
• 3 garage spots
• Built 1900

Property features AI

Finance

• Other: Above-grade living area reported as 2,326 (public records); Below-grade finished area source: public records
• HOA & community: No association fees; No maintenance provided

Exterior

• Parking: Detached 3-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; 2 stories; South-facing entry
• Construction: Wood siding; Composition roof; Approximately 101 years old
• Exterior features: Lot of approximately 10,640 square feet; Not in a flood plain; Directions: From US70: South onto Buckeye Ave, East onto NE 6th St, home is to the North.

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heat; Has cooling
• Interior features: Has basement with cellar; Has fireplace; South-facing

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $51k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#62 in KS, #3,932 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools C-, amenities F, commute F.
• Abilene (town): math 25% / reading 40% proficiency, ranked #81 of 169 in KS (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 71 active listings in the ZIP; 26 units permitted in Dickinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $366 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Dickinson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,410 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.33% ✓
• Cap rate: 18.26%
• Cash-on-cash: 42.73%
• DSCR: 2.90
• GRM: 3.6

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: 39.6%
• Equity multiple: 2.69×
• Total profit: $25,134
• Equity at exit: $7,902

10-year hold

• IRR: 46.0%
• Equity multiple: 5.41×
• Total profit: $65,497
• Equity at exit: $4,582

Cash invested: $14,840 (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 67410

• Home prices YoY: -16.5%
• Active inventory: 71
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$278
• Tax from tax record: −$147 /mo · $1,759/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $528

Break-even live

Break-even rent $565

Max offer price $53,000

Occupancy floor 52%

Sensitivity live

Price	-10% $558	-5% $543	+0% $528	+5% $513	+10% $498
Rent	-10% $431	-5% $480	+0% $528	+5% $577	+10% $626
Rate	-1.0pp $555	-0.5pp $542	base $528	+0.5pp $515	+1.0pp $501

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $53,000 Active 46 DOM
2. 2026-06-21
   days on market $53,000 Active 45 DOM
3. 2026-06-18
   days on market $53,000 Active 43 DOM
4. 2026-06-17
   days on market $53,000 Active 42 DOM
5. 2026-06-16
   days on market $53,000 Active 41 DOM
6. 2026-06-15
   days on market $53,000 Active 40 DOM
7. 2026-06-13
   days on market $53,000 Active 38 DOM
8. 2026-06-12
   pricedays on market $53,000 Active 37 DOM
9. 2026-06-09
   days on market $70,000 Active 34 DOM
10. 2026-06-08
    days on market $70,000 Active 33 DOM
11. 2026-06-07
    days on market $70,000 Active 32 DOM
12. 2026-06-05
    days on market $70,000 Active 30 DOM
13. 2026-06-04
    days on market $70,000 Active 28 DOM
14. 2026-06-02
    days on market $70,000 Active 27 DOM
15. 2026-06-01
    days on market $70,000 Active 26 DOM
16. 2026-05-31
    days on market $70,000 Active 25 DOM
17. 2026-05-31
    days on market $70,000 Active 24 DOM
18. 2026-05-06
    listed $77,000 Active
19. 2026-05-04
    historical
20. 2026-04-14
    price $80,000
21. 2026-04-06
    listed $90,000 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: $1,759 · $147/mo
• Projected year-2 tax: $1,759 · $147/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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 17 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: $14,810
• − Mortgage interest: −$2,969
• − Property taxes: −$1,759
• − Insurance: −$265
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$1,542
• Taxable income: $5,906
• Est. tax owed @ 24.0%: −$1,417
• After-tax cash flow: $4,923/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: Abilene
• NCES district ID: 2003180
• Math proficiency: 25% ▼ -7.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $50,477
• Composite: 28.26/100
• National rank: #6796
• State rank: #81 of 169 in KS

Livability — Abilene

• Score: 75/100
• State rank: #62
• US rank: #3932

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abilene, KS
• Population (ZIP): 10,177

Population outlook (Dickinson County) Hauer SSP2

• Today (2025): 18,727 people
• By 2030: 18,312 · -2.2%
• By 2040: 17,433 · -6.9%
• By 2050: 16,493 · -11.9%
• By 2075: 14,441 · -22.9%
• By 2100: 11,707 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Dickinson

• 2024 margin: Solid R (+55.0) · D 21.8% · R 76.7% · Other 1.5%
• 2008→2024 swing: -12.8pp toward R · 2008: -42.2pp · 2024: -55.0pp
• All cycles: 2024: R+55.0 2020: R+54.1 2016: R+54.0 2012: R+47.7 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.84%
• Current HPI: 161.2453
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-14.4% since first listed

4 events — show timeline

• 2026-05-06 Listed $77,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-04 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $80,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-06 Listed $90,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $1,759 · +5.9% YoY. Source: county tax records.