210 N Preston St · Kincaid, KS 66039

$60,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 249 Days on market

Built 1920 0.56 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Relax on the front porch of this Beautiful 1.5 story 3 bedroom /1bath Home, lots of shade trees. & enjoy small town living at its best.

Key facts

• 1920 bungalow
• Quiet rural setting
• 20 fruit trees

Tags

• 1920 BUNGALOW
• QUIET RURAL SETTING
• MATURE TREES
• 2 BAY 2 STORY SHED
• 20 FRUIT TREES
• 75 DRILLED WELL

Property features AI

Finance

• Other: Not in a flood plain
• Financial info: No investor or multifamily income/expense details provided
• HOA & community: No association fees

Exterior

• Parking: Detached garage (garage faces front); 1-car garage; Additional shed(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 2 stories; City lot; Located in downtown Kincaid; turn north off Hwy 31 onto Commercial St.
• Construction: Frame construction; Composition roof; Garage(s) and shed(s) on site; About 101+ years old
• Exterior features: Porch

Interior

• Kitchen: Refrigerator; Built-in oven; Laminate counters
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom with partial drapes/curtains
• Heating & cooling: Floor furnace (propane, rented); Window air conditioning units
• Interior features: Window coverings; Enclosed porch / sun room; Formal dining area
• Laundry & utility: Dryer hookup (electric); Laundry area on bedroom level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($884 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#589 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Crest (rural): math 20% / reading 30% proficiency, ranked #230 of 280 in KS (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP; 23 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.0% local appreciation)).
• Anderson County population projected at -25% 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $15k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $60k implies a 235% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 249 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
6. 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.
7. 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.
8. 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: 1.47% ✓
• Cap rate: 12.29%
• Cash-on-cash: 21.41%
• DSCR: 1.95
• GRM: 5.7

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: 27.7%
• Equity multiple: 2.57×
• Total profit: $26,322
• Equity at exit: $26,979

10-year hold

• IRR: 28.2%
• Equity multiple: 4.99×
• Total profit: $66,963
• Equity at exit: $41,577

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 66039

• Active inventory: 6
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $884 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $300

Break-even live

Break-even rent $504

Max offer price $60,000

Occupancy floor 61%

Sensitivity live

Price	-10% $334	-5% $317	+0% $300	+5% $283	+10% $266
Rent	-10% $230	-5% $265	+0% $300	+5% $335	+10% $370
Rate	-1.0pp $330	-0.5pp $315	base $300	+0.5pp $284	+1.0pp $268

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 27 events

1. 2026-06-21
   days on market $60,000 Active 249 DOM
2. 2026-06-18
   days on market $60,000 Active 247 DOM
3. 2026-06-17
   days on market $60,000 Active 246 DOM
4. 2026-06-16
   days on market $60,000 Active 245 DOM
5. 2026-06-15
   days on market $60,000 Active 244 DOM
6. 2026-06-13
   days on market $60,000 Active 242 DOM
7. 2026-06-12
   days on market $60,000 Active 241 DOM
8. 2026-06-09
   days on market $60,000 Active 238 DOM
9. 2026-06-08
   days on market $60,000 Active 237 DOM
10. 2026-06-07
    days on market $60,000 Active 236 DOM
11. 2026-06-05
    days on market $60,000 Active 234 DOM
12. 2026-06-04
    days on market $60,000 Active 232 DOM
13. 2026-06-02
    days on market $60,000 Active 231 DOM
14. 2026-06-01
    days on market $60,000 Active 230 DOM
15. 2026-05-31
    days on market $60,000 Active 229 DOM
16. 2026-05-31
    days on market $60,000 Active 228 DOM
17. 2026-04-13
    status Active
18. 2026-04-13
    price $60,000
19. 2026-03-30
    historical
20. 2026-01-21
    price $65,000
21. 2025-09-30
    listed $75,000 Active
22. 2024-07-20
    status Pending
23. 2024-07-20
    historical
24. 2024-07-16
    listed $54,900 Active
25. 2012-08-14
    soldstatus 141-char remark

    Show marketing remark (141 chars)

    Relax on the front porch of this Beautiful 1.5 story 3 bedroom /1bath Home, lots of shade trees. & enjoy small town living at its best.

26. 2012-05-17
    listed $41,500 141-char remark

    Show marketing remark (141 chars)

    Relax on the front porch of this Beautiful 1.5 story 3 bedroom /1bath Home, lots of shade trees. & enjoy small town living at its best.

27. 1996-03-01
    soldstatus $17,900

ⓘ 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: $707 · $59/mo
• Projected year-2 tax: $846 · $70/mo
• Expected delta: +$139/yr (+$12/mo · 19.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,607
• − Mortgage interest: −$3,361
• − Property taxes: −$707
• − Insurance: −$300
• − Repairs & maintenance: −$849
• − Management: −$849
• − Depreciation: −$1,745
• Taxable income: $2,797
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $2,926/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: Crest
• NCES district ID: 2008040
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $43,953
• Composite: 24.5/100
• National rank: #13077
• State rank: #230 of 280 in KS

Livability — Kincaid

• Score: 54/100
• State rank: #589
• US rank: #24163

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kincaid, KS
• Population (ZIP): 661

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 7,231 people
• By 2030: 6,890 · -4.7%
• By 2040: 6,171 · -14.7%
• By 2050: 5,446 · -24.7%
• By 2075: 4,078 · -43.6%
• By 2100: 2,817 · -61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 9% Two or more races 3% Native American 2%
• Common ancestry: Serbian 3% Italian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Indo-European 2%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+59.8) · D 19.3% · R 79.1% · Other 1.6%
• 2008→2024 swing: -27.0pp toward R · 2008: -32.7pp · 2024: -59.8pp
• All cycles: 2024: R+59.8 2020: R+56.7 2016: R+52.5 2012: R+40.0 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+235.2% since first listed

11 events — show timeline

• 2026-04-13 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $60,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-01-21 Price Changed $65,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-30 Listed $75,000 Heartland MLS as Distributed by MLS Grid
• 2024-07-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-07-20 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-07-16 Listed $54,900 Heartland MLS as Distributed by MLS Grid
• 2012-08-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2012-05-17 Listed $41,500 Heartland MLS as Distributed by MLS Grid
• 1996-03-01 Sold (Public Records) $17,900 Public Records

Property tax history

-0.1%/yr

Latest (2025): $707 · +1.3% YoY. Source: county tax records.