417 W Euclid St · McPherson, KS 67460

$89,900

2 bd · 1.0 ba · 1,043 sqft · SingleFamily public records · 152 Days on market

Built 1925 6,970 sqft 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 +29.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• New upgrades
• Spacious corner lot
• New light fixtures

Tags

• NEW UPGRADES
• FRESH INTERIOR PAINT
• NEW LAMINATE FLOORING
• NEW LIGHT FIXTURES
• NEW WATER SUPPLY LINES
• SPACIOUS CORNER LOT

Property features AI

Exterior

• Parking: Detached garage (1-car); Alley access; 1 parking space total
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Shingle roof; Vinyl siding; Wood siding; Partial basement with block and crawl space; Home warranty included
• Exterior features: Covered patio/porch; Storm doors; Shed(s); Corner lot; Paved road access

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air; Ceiling fans; Window units
• Interior features: Electric water heater; No fireplace
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#12 in KS, #1,567 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F.
• Mcpherson (town): math 25% / reading 32% proficiency, ranked #103 of 169 in KS (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lincoln Elem (math 22% / reading 32%, grade F, #507 of 684 statewide, top 78%, 253 students, 49% FRL); Mcpherson Middle School (math 21% / reading 27%, grade F, #121 of 219 statewide, top 56%, 492 students, 42% FRL); Mcpherson High (math 22% / reading 22%, grade F, #165 of 327 statewide, top 55%, 709 students, 36% FRL).
• Market conditions: 149 active listings in the ZIP; solid renter incomes; 102 units permitted in McPherson County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($81k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• McPherson County population projected to shrink 6% 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $25k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $90k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 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 1925 — 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. 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: 1.22% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.68%
• DSCR: 1.65
• GRM: 6.8

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: 5.1%
• Equity multiple: 1.20×
• Total profit: $5,020
• Equity at exit: $13,404

10-year hold

• IRR: 14.6%
• Equity multiple: 2.17×
• Total profit: $29,535
• Equity at exit: $7,773

Cash invested: $25,172 (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 67460

• Active inventory: 149
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $308

Break-even live

Break-even rent $709

Max offer price $89,900

Occupancy floor 67%

Sensitivity live

Price	-10% $359	-5% $333	+0% $308	+5% $282	+10% $257
Rent	-10% $221	-5% $264	+0% $308	+5% $351	+10% $395
Rate	-1.0pp $353	-0.5pp $331	base $308	+0.5pp $285	+1.0pp $261

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-12
   status Pending
2. 2026-04-10
   price $89,900
3. 2026-03-30
   price $93,900
4. 2026-02-23
   price $98,900
5. 2026-01-23
   price $109,700
6. 2026-01-13
   status Active
7. 2026-01-08
   historical Active Under Contract
8. 2025-12-12
   listed $115,000 Active
9. 2008-02-01
   soldstatus $25,000
10. 2005-01-01
    soldstatus $21,000
11. 2004-07-02
    listed $29,999
12. 1989-02-01
    soldstatus $31,900

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $1,268 · $106/mo
• Expected delta: +$653/yr (+$54/mo · 106.2%)

ⓘ 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 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,185
• − Mortgage interest: −$5,036
• − Property taxes: −$615
• − Insurance: −$450
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$2,615
• Taxable income: $2,360
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $3,128/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: Mcpherson
• NCES district ID: 2009390
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $54,750
• Composite: 25.39/100
• National rank: #7468
• State rank: #103 of 169 in KS

Livability — McPherson

• Score: 81/100
• State rank: #12
• US rank: #1567

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McPherson, KS
• County: McPherson County · 16,348 people
• City population: 16,348
• Metro: McPherson, KS
• Population (ZIP): 16,348
• Household income: $80,720
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 492.0

Population outlook (McPherson County) Hauer SSP2

• Today (2025): 28,958 people
• By 2030: 28,735 · -0.8%
• By 2040: 28,020 · -3.2%
• By 2050: 27,276 · -5.8%
• By 2075: 26,211 · -9.5%
• By 2100: 23,976 · -17.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Two or more races 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Iranian 3% Serbian 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · McPherson

• 2024 margin: Solid R (+41.1) · D 28.5% · R 69.6% · Other 1.9%
• 2008→2024 swing: -5.8pp toward R · 2008: -35.3pp · 2024: -41.1pp
• All cycles: 2024: R+41.1 2020: R+40.3 2016: R+42.0 2012: R+41.6 2008: R+35.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -216.18%
• Current HPI: 155.3302
• Rent YoY: —
• Metro: McPherson, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+181.8% since first listed

12 events — show timeline

• 2026-05-12 Pending — MKMLS as distributed by MLS GRID
• 2026-04-10 Price Changed $89,900 MKMLS as distributed by MLS GRID
• 2026-03-30 Price Changed $93,900 MKMLS as distributed by MLS GRID
• 2026-02-23 Price Changed $98,900 MKMLS as distributed by MLS GRID
• 2026-01-23 Price Changed $109,700 MKMLS as distributed by MLS GRID
• 2026-01-13 Relisted — MKMLS as distributed by MLS GRID
• 2026-01-08 Contingent — MKMLS as distributed by MLS GRID
• 2025-12-12 Listed $115,000 MKMLS as distributed by MLS GRID
• 2008-02-01 Sold (Public Records) $25,000 Public Records
• 2005-01-01 Sold (Public Records) $21,000 Public Records
• 2004-07-02 Listed $29,999 SCKMLS as Distributed by MLS Grid
• 1989-02-01 Sold (Public Records) $31,900 Public Records

Property tax history

+2.4%/yr

Latest (2025): $615 · +2.2% YoY. Source: county tax records.