111 W 1st · Medicine Lodge, KS 67104

$87,800

3 bd · 1.0 ba · 1,397 sqft · SingleFamily public records · 60 Days on market

Built 1930 7,840 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 +27.6/30.0
• Appreciation +10.0/10.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 7,840 sq ft lot
• Garage
• Built 1930

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public sewer available; Natural gas available; Public utilities
• Home design: Single-family onsite built
• Construction: Composition roof; Full foundation
• Exterior features: Tri-level design; Walk-out/at-grade foundation; Views from lower level

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Finished basement; Basement with walk-out/daylight; Laundry located in basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#204 in KS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Barber County North (rural): math 28% / reading 33% proficiency, ranked #96 of 169 in KS (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Medicine Lodge Grade School (math 32% / reading 37%, grade F, #388 of 684 statewide, top 61%, 260 students, 56% FRL); Medicine Lodge Jr/Sr High School (math 22% / reading 27%, grade F, #105 of 327 statewide, top 49%, 218 students, 50% FRL) — zoned schools average 53% FRL vs 31% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 11 active listings in the ZIP.

Forward outlook

• In year one you build about $9k of equity ($607 loan paydown + $9k appreciation (10.0% local appreciation)).
• Barber County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $88k implies a 266% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,166 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1930 — 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 D-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: 1.25% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.86%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.7%
• Equity multiple: 3.63×
• Total profit: $64,616
• Equity at exit: $79,097

10-year hold

• IRR: 29.1%
• Equity multiple: 8.20×
• Total profit: $177,119
• Equity at exit: $170,576

Cash invested: $24,584 (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 67104

• Home prices YoY: 6.3%
• Active inventory: 11
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$460
• Tax est. 1.5%: −$110 /mo · $1,317/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $263

Break-even live

Break-even rent $768

Max offer price $87,800

Occupancy floor 71%

Sensitivity live

Price	-10% $324	-5% $294	+0% $263	+5% $233	+10% $203
Rent	-10% $176	-5% $220	+0% $263	+5% $307	+10% $350
Rate	-1.0pp $308	-0.5pp $286	base $263	+0.5pp $241	+1.0pp $218

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: $21,950
• Closing costs: $2,634
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $87,800 Active 60 DOM
2. 2026-06-17
   days on market $87,800 Active 59 DOM
3. 2026-06-16
   days on market $87,800 Active 58 DOM
4. 2026-06-15
   days on market $87,800 Active 57 DOM
5. 2026-06-13
   days on market $87,800 Active 55 DOM
6. 2026-06-12
   days on market $87,800 Active 54 DOM
7. 2026-06-09
   days on market $87,800 Active 51 DOM
8. 2026-06-08
   days on market $87,800 Active 50 DOM
9. 2026-06-07
   pricedays on market $87,800 Active 49 DOM
10. 2026-06-05
    days on market $88,000 Active 47 DOM
11. 2026-06-04
    days on market $88,000 Active 45 DOM
12. 2026-06-02
    days on market $88,000 Active 44 DOM
13. 2026-06-01
    days on market $88,000 Active 43 DOM
14. 2026-05-31
    days on market $88,000 Active 42 DOM
15. 2026-05-31
    days on market $88,000 Active 41 DOM
16. 2026-05-22
    price $88,000
17. 2026-04-19
    listed $89,000 Active
18. 2003-01-01
    soldstatus $24,000

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 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: $13,219
• − Mortgage interest: −$4,918
• − Property taxes: −$1,317
• − Insurance: −$439
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$2,554
• Taxable income: $1,875
• Est. tax owed @ 24.0%: −$450
• After-tax cash flow: $2,712/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: Barber County North
• NCES district ID: 2009450
• Math proficiency: 28% ▬ 0.00%
• Reading proficiency: 33% ▬ 0.00%
• Median HH income: $45,807
• Composite: 26.2/100
• National rank: #7263
• State rank: #96 of 169 in KS

Livability — Medicine Lodge

• Score: 68/100
• State rank: #204
• US rank: #9128

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Medicine Lodge, KS
• Population (ZIP): 2,087

Population outlook (Barber County) Hauer SSP2

• Today (2025): 4,783 people
• By 2030: 4,719 · -1.3%
• By 2040: 4,639 · -3.0%
• By 2050: 4,640 · -3.0%
• By 2075: 4,742 · -0.9%
• By 2100: 4,647 · -2.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Native American 2% Asian 1%
• Common ancestry: Slovak 1% Iranian 1% Portuguese 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Vietnamese 1%

Political lean MEDSL · Barber

• 2024 margin: Solid R (+72.2) · D 13.3% · R 85.4% · Other 1.3%
• 2008→2024 swing: -22.0pp toward R · 2008: -50.2pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+73.8 2016: R+69.8 2012: R+56.1 2008: R+50.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.39%
• Current HPI: 173.9307
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+266.7% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $88,000 SCKMLS as Distributed by MLS Grid
• 2026-04-19 Listed $89,000 SCKMLS as Distributed by MLS Grid
• 2003-01-01 Sold (Public Records) $24,000 Public Records