302 N 1st St · Arma, KS 66712

$110,000

4 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 7 Days on market

Built 2013 0.38 ac lot

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Why this score? — see what drove the C+ 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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Appreciation +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Key facts

• Fenced back yard
• Large lot
• Storage shed

Tags

• LARGE LOT
• FENCED BACK YARD
• STORAGE SHED

Property features AI

Finance

• HOA & community: No association fees; No community maintenance provided

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Manufactured single-family residence; Ranch style
• Construction: Vinyl siding; Composition roof; Manufactured home (11–15 years old)
• Exterior features: Not located in a flood plain; Lot approximately 16,512 square feet

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling (has air conditioning)
• Interior features: Ranch-style floor plan; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads 68/100 on livability (#208 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Northeast (rural): math 18% / reading 22% proficiency, ranked #159 of 169 in KS (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP; 65 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $412 of equity ($761 loan paydown + $-349 appreciation (-0.3% local appreciation)).
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $4k; list at $110k implies a 2650% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.17% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.46%
• DSCR: 1.51
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.45×
• Total profit: $13,879
• Equity at exit: $30,206

10-year hold

• IRR: 14.9%
• Equity multiple: 2.58×
• Total profit: $48,801
• Equity at exit: $34,952

Cash invested: $30,800 (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 66712

• Home prices YoY: -0.2%
• Active inventory: 14
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,284 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$97 /mo · $1,170/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $294

Break-even live

Break-even rent $912

Max offer price $110,000

Occupancy floor 72%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-19
   days on market $110,000 Active 7 DOM
2. 2026-06-18
   days on market $110,000 Active 6 DOM
3. 2026-06-17
   days on market $110,000 Active 5 DOM
4. 2026-06-16
   days on market $110,000 Active 4 DOM
5. 2026-06-15
   days on market $110,000 Active 3 DOM
6. 2026-06-12
   listed $110,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast KS · Resets to sale price

• Current annual tax: $1,170 · $97/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$381/yr (+$32/mo · 32.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,407
• − Mortgage interest: −$6,162
• − Property taxes: −$1,170
• − Insurance: −$550
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$3,200
• Taxable income: $1,860
• Est. tax owed @ 24.0%: −$446
• After-tax cash flow: $3,083/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: Northeast
• NCES district ID: 2003480
• Math proficiency: 18% ▼ -10.00%
• Reading proficiency: 22% ▼ -2.00%
• Median HH income: $35,724
• Composite: 16.53/100
• National rank: #9180
• State rank: #159 of 169 in KS

Livability — Arma

• Score: 68/100
• State rank: #208
• US rank: #9327

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: Arma, KS
• Population (ZIP): 1,471

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,393 people
• By 2030: 39,540 · +0.4%
• By 2040: 39,452 · +0.1%
• By 2050: 39,188 · -0.5%
• By 2075: 39,038 · -0.9%
• By 2100: 38,219 · -3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Lithuanian 6% Danish 2% Iranian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Crawford

• 2024 margin: Strong R (+25.3) · D 36.5% · R 61.7% · Other 1.8%
• 2008→2024 swing: -26.7pp toward R · 2008: 1.4pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+23.1 2016: R+23.1 2012: R+6.5 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.32%
• Current HPI: 154.0525
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+2650.0% since first listed

4 events — show timeline

• 2026-06-12 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2025-01-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-11-20 Listed $128,000 Heartland MLS as Distributed by MLS Grid
• 1993-09-01 Sold (Public Records) $4,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,170 · +21.3% YoY. Source: county tax records.