Twin Honeydew Plan · Louisburg, KS 66053

$290,000

4 bd · 2.5 ba · 1,850 sqft · MultiFamily · 86 Days on market

Excellent condition

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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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Condition / age +4.8/5.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Our Twin Honeydew home plan is a spacious 2-story home featuring 4 bedrooms and 2.5 baths. The main level has an open floor plan with abundant windows that flood the space with natural light. The kitchen, designed for both functionality and style, overlooks the expansive living and dining areas. It includes a large walk-in pantry and a nearby half bath, making it ideal for hosting. Upstairs, you'll find all 4 bedrooms, with the laundry room conveniently located just around the corner from the primary suite. The primary bath offers a large shower, double sinks, and a generous walk-in closet. Looking for additional space? Consider finishing the lower level to include a rec room, another bedro

Key facts

• Open floor plan
• Laundry room
• Large walk-in pantry

Tags

• OPEN FLOOR PLAN
• LARGE WALK-IN PANTRY
• GENEROUS WALK-IN CLOSET
• LAUNDRY ROOM

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price reported at $310,000

Exterior

• Utilities: Electric heating and central air
• Home design: New construction plan (Inventory type: Plan)
• Exterior features: Plan-based property (Twin Honeydew plan); Address: 1303 S 4th St E, Louisburg, KS 66053

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Open living area (1850 living area reported)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath multifamily listed at $290k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $273k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.1% in Louisburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#281 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, amenities F, commute F.
• Louisburg (town): math 43% / reading 55% proficiency, ranked #10 of 169 in KS (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 94 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 100 units permitted in Miami County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Miami County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $272,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.35%
• DSCR: 1.42
• GRM: 7.2

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-6,633
• Equity at exit: $43,240

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $46,334
• Equity at exit: $25,074

Cash invested: $81,200 (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 66053

• Home prices YoY: -24.8%
• Active inventory: 94
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $3,338 medium
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$701
• Net cashflow: $633

Break-even live

Break-even rent $2,537

Max offer price $290,000

Occupancy floor 76%

Sensitivity live

Price	-10% $833	-5% $733	+0% $633	+5% $533	+10% $432
Rent	-10% $369	-5% $501	+0% $633	+5% $765	+10% $897
Rate	-1.0pp $779	-0.5pp $707	base $633	+0.5pp $558	+1.0pp $481

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$3,338
Total (2 units)			$3,338

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
341 N 5th Ter Louisburg, KS	3.0	2.0	1414	$1,795	$1.27	44d	1	1.18mi
304 N 9th St Apt B Louisburg, KS	3.0	2.5	1500	$1,495	$1.00	2d	1	1.29mi

Listing history 15 events

1. 2026-06-21
   days on market $290,000 Active 86 DOM
2. 2026-06-18
   days on market $290,000 Active 83 DOM
3. 2026-06-17
   days on market $290,000 Active 82 DOM
4. 2026-06-16
   days on market $290,000 Active 81 DOM
5. 2026-06-15
   days on market $290,000 Active 80 DOM
6. 2026-06-13
   days on market $290,000 Active 78 DOM
7. 2026-06-13
   days on market $290,000 Active 77 DOM
8. 2026-06-09
   days on market $290,000 Active 74 DOM
9. 2026-06-08
   days on market $290,000 Active 73 DOM
10. 2026-06-07
    days on market $290,000 Active 72 DOM
11. 2026-06-05
    days on market $290,000 Active 69 DOM
12. 2026-06-03
    days on market $290,000 Active 68 DOM
13. 2026-06-02
    days on market $290,000 Active 67 DOM
14. 2026-06-01
    days on market $290,000 Active 66 DOM
15. 2026-05-31
    days on market $290,000 Active 65 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,056
• − Mortgage interest: −$16,245
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,204
• − Management: −$3,204
• − Depreciation: −$8,436
• Taxable income: $3,166
• Est. tax owed @ 24.0%: −$760
• After-tax cash flow: $6,835/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This Twin Honeydew home is in excellent condition with no visible repairs needed. It offers a spacious floor plan and is move-in ready, making it an attractive investment.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping the front yard — Improves curb appeal and enhances property value
• Both Installing new flooring in the living room — Enhances the living space and adds value
• Both Upgrading the kitchen appliances — Modernizes the kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping the front yard — Improves curb appeal and enhances property value ↑
• Both Installing new flooring in the living room — Enhances the living space and adds value ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Louisburg
• NCES district ID: 2008970
• Math proficiency: 43% ▼ -4.00%
• Reading proficiency: 55% ▲ 6.00%
• Median HH income: $69,723
• Composite: 43.8/100
• National rank: #2932
• State rank: #10 of 169 in KS

Livability — Louisburg

• Score: 65/100
• State rank: #281
• US rank: #12611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Louisburg, KS
• Population (ZIP): 7,744

Population outlook (Miami County) Hauer SSP2

• Today (2025): 32,162 people
• By 2030: 31,472 · -2.1%
• By 2040: 29,611 · -7.9%
• By 2050: 27,277 · -15.2%
• By 2075: 22,738 · -29.3%
• By 2100: 18,479 · -42.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Miami

• 2024 margin: Solid R (+39.5) · D 29.3% · R 68.8% · Other 1.9%
• 2008→2024 swing: -15.8pp toward R · 2008: -23.7pp · 2024: -39.5pp
• All cycles: 2024: R+39.5 2020: R+39.6 2016: R+40.0 2012: R+34.8 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.93%
• Current HPI: 254.1138
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0