602 Menor · Winfield, KS 67156

$57,000

4 bd · 1.0 ba · 1,346 sqft · SingleFamily public records · 114 Days on market

Built 1915 0.48 ac lot

---

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
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Key facts

• Big corner lot
• 0.48 acre lot
• 2 garage spots

Tags

• BIG CORNER LOT
• POTENTIAL FOR RENOVATION
• POTENTIAL FOR REDEVELOPMENT

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Sewer available; Natural gas available
• Home design: Onsite-built single-family home
• Construction: Crawl space foundation; Composition roof
• Exterior features: One-and-a-half story layout; Crawl space foundation; Composition roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Main floor laundry; No basement
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $52k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#111 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D+, amenities F.
• Winfield (rural): math 20% / reading 29% proficiency, ranked #138 of 169 in KS (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Winfield Middle School (math 16% / reading 29%, grade F, #130 of 219 statewide, top 61%, 499 students, 54% FRL); Winfield High (math 17% / reading 27%, grade F, #165 of 327 statewide, top 55%, 688 students, 49% FRL).
• Market conditions: 128 active listings in the ZIP; 41 units permitted in Cowley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $394 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cowley County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $57k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,870 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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 D 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: 2.21% ✓
• Cap rate: 18.73%
• Cash-on-cash: 44.40%
• DSCR: 2.98
• GRM: 3.8

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: 41.4%
• Equity multiple: 2.78×
• Total profit: $28,403
• Equity at exit: $8,499

10-year hold

• IRR: 47.6%
• Equity multiple: 5.59×
• Total profit: $73,272
• Equity at exit: $4,928

Cash invested: $15,960 (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 67156

• Home prices YoY: -18.9%
• Active inventory: 128
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$299
• Tax from tax record: −$83 /mo · $993/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $591

Break-even live

Break-even rent $513

Max offer price $57,000

Occupancy floor 48%

Sensitivity live

Price	-10% $623	-5% $607	+0% $591	+5% $574	+10% $558
Rent	-10% $491	-5% $541	+0% $591	+5% $640	+10% $690
Rate	-1.0pp $619	-0.5pp $605	base $591	+0.5pp $576	+1.0pp $561

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $57,000 Active 114 DOM
2. 2026-06-21
   days on market $57,000 Active 113 DOM
3. 2026-06-18
   days on market $57,000 Active 111 DOM
4. 2026-06-17
   days on market $57,000 Active 110 DOM
5. 2026-06-16
   days on market $57,000 Active 109 DOM
6. 2026-06-15
   days on market $57,000 Active 108 DOM
7. 2026-06-13
   days on market $57,000 Active 106 DOM
8. 2026-06-12
   days on market $57,000 Active 105 DOM
9. 2026-06-09
   days on market $57,000 Active 102 DOM
10. 2026-06-08
    days on market $57,000 Active 101 DOM
11. 2026-06-07
    days on market $57,000 Active 100 DOM
12. 2026-06-05
    days on market $57,000 Active 98 DOM
13. 2026-06-04
    days on market $57,000 Active 96 DOM
14. 2026-06-02
    days on market $57,000 Active 95 DOM
15. 2026-06-01
    days on market $57,000 Active 94 DOM
16. 2026-05-31
    days on market $57,000 Active 93 DOM
17. 2026-05-31
    days on market $57,000 Active 92 DOM
18. 2026-02-27
    listed $57,000 Active
19. 1999-08-01
    soldstatus $33,500
20. 1995-08-01
    soldstatus $33,500
21. 1986-02-01
    soldstatus $9,000

ⓘ 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: $993 · $83/mo
• Projected year-2 tax: $993 · $83/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 · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 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: $15,129
• − Mortgage interest: −$3,193
• − Property taxes: −$993
• − Insurance: −$285
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$1,658
• Taxable income: $6,579
• Est. tax owed @ 24.0%: −$1,579
• After-tax cash flow: $5,508/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: Winfield
• NCES district ID: 2013050
• Math proficiency: 20% ▼ -7.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $43,463
• Composite: 20.99/100
• National rank: #8462
• State rank: #138 of 169 in KS

Livability — Winfield

• Score: 72/100
• State rank: #111
• US rank: #6223

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winfield, KS
• City population: 14,183
• Population (ZIP): 14,183

Population outlook (Cowley County) Hauer SSP2

• Today (2025): 34,984 people
• By 2030: 34,410 · -1.6%
• By 2040: 33,265 · -4.9%
• By 2050: 32,421 · -7.3%
• By 2075: 31,488 · -10.0%
• By 2100: 30,276 · -13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 7% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 95% English-only · Spanish 1% Vietnamese 1% Other Asian/Pacific 1%

Political lean MEDSL · Cowley

• 2024 margin: Solid R (+40.3) · D 29.0% · R 69.3% · Other 1.7%
• 2008→2024 swing: -15.1pp toward R · 2008: -25.2pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+37.9 2016: R+37.6 2012: R+29.8 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.92%
• Current HPI: 184.3198
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+533.3% since first listed

4 events — show timeline

• 2026-02-27 Listed $57,000 SCKMLS as Distributed by MLS Grid
• 1999-08-01 Sold (Public Records) $33,500 Public Records
• 1995-08-01 Sold (Public Records) $33,500 Public Records
• 1986-02-01 Sold (Public Records) $9,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $993 · +8.4% YoY. Source: county tax records.