311 13th St · Humboldt, KS 66748

$85,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 10 Days on market

Built 1962 5,900 sqft lot Est $85k · at est.

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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 +19.9/30.0
• ARV discount +7.7/15.0
• Appreciation +7.2/10.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Key facts

• Shed
• Car port
• Concrete patio

Tags

• FENCED IN BACK YARD
• CONCRETE PATIO
• SHED
• CAR PORT

Property features AI

Finance

• Other: Living area reported as 960 (above-grade); Directions: From Bridge St eastbound through Humboldt turn south on 13th St. Go 2½ blocks south; the house is on the east side of the road.
• HOA & community: No association fees; No community maintenance provided

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Board and batten siding; Composition roof; Concrete slab foundation; Home age: 51–75 years
• Exterior features: Lot approximately 59 x 100 feet; Not in a flood plain

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Bungalow-style floor plan; Concrete slab basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($873 rent vs $85k).

Location & tenants

• Location reads 72/100 on livability (#112 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, amenities F.
• Humboldt (rural): math 18% / reading 29% proficiency, ranked #148 of 169 in KS (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 11 active listings in the ZIP; 18 units permitted in Allen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($588 loan paydown + $4k appreciation (4.5% local appreciation)).
• Allen County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

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 $85,000

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $85,440
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 13th St	0.00mi	3/1.0 (+1)	960 (0%)	1mo	$85,000	$89	94
412 N 9th St	0.50mi	2/1.0	884 (-8%)	5mo	$70,000	$79	60
1218 Central St	0.32mi	2/1.0	1,084 (+13%)	23mo	$19,000	$18	45
407 Central N/A	0.68mi	3/1.0 (+1)	864 (-10%)	15mo	$105,500	$122	34
820 N 11th St	0.64mi	3/2.0 (+1)	1,078 (+12%)	22mo	$139,000	$129	23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 1.99×
• Total profit: $23,605
• Equity at exit: $45,494

10-year hold

• IRR: 16.7%
• Equity multiple: 3.82×
• Total profit: $67,030
• Equity at exit: $76,389

Cash invested: $23,800 (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 66748

• Home prices YoY: 2.5%
• Active inventory: 11
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $873 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $102

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 83%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-14
   status Pending
2. 2026-05-04
   listed $85,000 Active
3. 2025-01-22
   historical $850
4. 2025-01-12
   price $850
5. 2025-01-04
   listed $750
6. 2022-07-25
   soldstatus
7. 2020-11-23
   soldstatus

ⓘ 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 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 100% 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: $10,476
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$838
• − Management: −$838
• − Depreciation: −$2,473
• Taxable loss: −$134
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $1,260/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: Humboldt
• NCES district ID: 2007590
• Math proficiency: 18% ▼ -6.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $43,599
• Composite: 20.16/100
• National rank: #8634
• State rank: #148 of 169 in KS

Livability — Humboldt

• Score: 72/100
• State rank: #112
• US rank: #6241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Humboldt, KS
• Population (ZIP): 2,864

Population outlook (Allen County) Hauer SSP2

• Today (2025): 11,885 people
• By 2030: 11,352 · -4.5%
• By 2040: 10,285 · -13.5%
• By 2050: 9,342 · -21.4%
• By 2075: 7,482 · -37.0%
• By 2100: 5,871 · -50.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 2% Asian 2% Pacific Islander 1%
• Common ancestry: Italian 4% Slovak 2% Serbian 2%
• Foreign-born: 1% · China, Canada
• Languages at home: 97% English-only · Chinese 2%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+46.1) · D 25.8% · R 72.0% · Other 2.2%
• 2008→2024 swing: -22.9pp toward R · 2008: -23.3pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+44.4 2016: R+41.0 2012: R+27.2 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.48%
• Current HPI: 180.3616
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

7 events — show timeline

• 2026-05-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-04 Listed $85,000 Heartland MLS as Distributed by MLS Grid
• 2025-01-22 Rental Removed $850 TURBOTENANT
• 2025-01-12 Price Changed $850 TURBOTENANT
• 2025-01-04 Listed for Rent $750 TURBOTENANT
• 2022-07-25 Sold (Public Records) — Public Records
• 2020-11-23 Sold (Public Records) — Public Records