20 Pine St · Miltonvale, KS 67466

$69,900

3 bd · 1.5 ba · 1,566 sqft · SingleFamily public records · 482 Days on market

Built 1900 0.96 ac lot ↓ 36% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Key facts

• Expansive lot
• Detached sheds
• Privacy of backyard

Tags

• EXPANSIVE LOT
• DETACHED SHEDS
• PRIVACY OF BACKYARD

Property features AI

Exterior

• Parking: 1-car garage
• Home design: Single-family residence; Residential property
• Construction: Built with other construction materials; Slab foundation
• Exterior features: Deck; Concrete road access

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central Air; Natural gas forced-air heating
• Interior features: Central air conditioning; Natural gas heating with forced air

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#258 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Southern Cloud (rural): math 20% / reading 25% proficiency, ranked #257 of 280 in KS (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $483 of loan paydown is wiped out by about $868 of value loss. Plan a longer hold.
• Cloud County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.2% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 482 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $39k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 482 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 1900 — 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 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.59% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.73%
• DSCR: 1.92
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 1.79×
• Total profit: $15,555
• Equity at exit: $16,062

10-year hold

• IRR: 23.7%
• Equity multiple: 3.37×
• Total profit: $46,391
• Equity at exit: $16,184

Cash invested: $19,572 (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 67466

• Home prices YoY: -0.8%
• Active inventory: 3
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$143 /mo · $1,716/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $338

Break-even live

Break-even rent $682

Max offer price $69,900

Occupancy floor 65%

Sensitivity live

Price	-10% $378	-5% $358	+0% $338	+5% $318	+10% $298
Rent	-10% $250	-5% $294	+0% $338	+5% $382	+10% $426
Rate	-1.0pp $373	-0.5pp $356	base $338	+0.5pp $320	+1.0pp $302

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $69,900 Active 482 DOM
2. 2026-06-17
   days on market $69,900 Active 481 DOM
3. 2026-06-16
   days on market $69,900 Active 480 DOM
4. 2026-06-15
   days on market $69,900 Active 479 DOM
5. 2026-06-13
   days on market $69,900 Active 477 DOM
6. 2026-06-12
   days on market $69,900 Active 476 DOM
7. 2026-06-09
   days on market $69,900 Active 473 DOM
8. 2026-06-08
   days on market $69,900 Active 472 DOM
9. 2026-06-07
   days on market $69,900 Active 471 DOM
10. 2026-06-05
    days on market $69,900 Active 469 DOM
11. 2026-06-04
    days on market $69,900 Active 467 DOM
12. 2026-06-02
    days on market $69,900 Active 466 DOM
13. 2026-06-01
    days on market $69,900 Active 465 DOM
14. 2026-05-31
    days on market $69,900 Active 464 DOM
15. 2026-05-31
    days on market $69,900 Active 463 DOM
16. 2026-05-08
    price $69,900
17. 2026-01-13
    price $89,900
18. 2026-01-12
    status Active
19. 2025-12-09
    historical
20. 2025-11-13
    status Active
21. 2025-10-06
    status Pending
22. 2025-06-03
    price $99,900
23. 2024-12-09
    listed $109,000 Active

ⓘ 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: $1,716 · $143/mo
• Projected year-2 tax: $1,716 · $143/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,317
• − Mortgage interest: −$3,915
• − Property taxes: −$1,716
• − Insurance: −$350
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$2,033
• Taxable income: $3,172
• Est. tax owed @ 24.0%: −$761
• After-tax cash flow: $3,295/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: Southern Cloud
• NCES district ID: 2006510
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $37,260
• Composite: 21.9/100
• National rank: #13558
• State rank: #257 of 280 in KS

Livability — Miltonvale

• Score: 66/100
• State rank: #258
• US rank: #11393

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miltonvale, KS
• Population (ZIP): 665

Population outlook (Cloud County) Hauer SSP2

• Today (2025): 8,922 people
• By 2030: 8,683 · -2.7%
• By 2040: 8,241 · -7.6%
• By 2050: 7,904 · -11.4%
• By 2075: 7,252 · -18.7%
• By 2100: 6,474 · -27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Lithuanian 8% Portuguese 3% Slovak 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Cloud

• 2024 margin: Solid R (+60.6) · D 18.9% · R 79.5% · Other 1.5%
• 2008→2024 swing: -18.1pp toward R · 2008: -42.4pp · 2024: -60.6pp
• All cycles: 2024: R+60.6 2020: R+54.8 2016: R+55.1 2012: R+48.9 2008: R+42.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.24%
• Current HPI: 158.2671
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-35.9% since first listed

8 events — show timeline

• 2026-05-08 Price Changed $69,900 FHAOR as distributed by MLS GRID
• 2026-01-13 Price Changed $89,900 FHAOR as distributed by MLS GRID
• 2026-01-12 Relisted — FHAOR as distributed by MLS GRID
• 2025-12-09 Delisted — FHAOR as distributed by MLS GRID
• 2025-11-13 Relisted — FHAOR as distributed by MLS GRID
• 2025-10-06 Pending — FHAOR as distributed by MLS GRID
• 2025-06-03 Price Changed $99,900 FHAOR as distributed by MLS GRID
• 2024-12-09 Listed $109,000 FHAOR as distributed by MLS GRID

Property tax history

+4.9%/yr

Latest (2025): $1,716 · -0.6% YoY. Source: county tax records.