729 E 6th St St · Kinsley, KS 67547

$90,000

3 bd · 2.0 ba · 1,695 sqft · SingleFamily public records · 252 Days on market

Built 1911 10,500 sqft 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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Fenced in backyard
• Main floor laundry
• High ceilings

Tags

• ORIGINAL HARDWOOD FLOORS
• HIGH CEILINGS
• FENCED IN BACKYARD
• COVERED BACK PORCH
• MAIN FLOOR LAUNDRY
• PARTIAL UNFINISHED BASEMENT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property
• Exterior features: Lot dimensions approximately 75 x 140; Zoned NC.1 / R-1

Interior

• Bedrooms: 3 bedrooms on the main level
• Heating & cooling: Hot water heating; Central air; Window AC unit(s)
• Interior features: Window coverings; Basement with concrete floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#183 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools F, amenities F, commute F.
• Kinsley-Offerle (rural): math 30% / reading 30% proficiency, ranked #172 of 280 in KS (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($622 loan paydown + $2k appreciation (1.7% local appreciation)).
• Edwards County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 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 1911 — 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 F-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. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.01%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.88×
• Total profit: $22,094
• Equity at exit: $33,901

10-year hold

• IRR: 19.2%
• Equity multiple: 3.48×
• Total profit: $62,406
• Equity at exit: $47,619

Cash invested: $25,200 (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 67547

• Home prices YoY: 0.9%
• Active inventory: 20
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $273

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 71%

Sensitivity live

Price	-10% $336	-5% $304	+0% $273	+5% $242	+10% $211
Rent	-10% $184	-5% $229	+0% $273	+5% $318	+10% $363
Rate	-1.0pp $319	-0.5pp $296	base $273	+0.5pp $250	+1.0pp $226

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $90,000 Active 252 DOM
2. 2026-06-21
   days on market $90,000 Active 251 DOM
3. 2026-06-18
   days on market $90,000 Active 249 DOM
4. 2026-06-17
   days on market $90,000 Active 248 DOM
5. 2026-06-16
   days on market $90,000 Active 247 DOM
6. 2026-06-15
   days on market $90,000 Active 246 DOM
7. 2026-06-13
   days on market $90,000 Active 244 DOM
8. 2026-06-12
   days on market $90,000 Active 243 DOM
9. 2026-06-09
   days on market $90,000 Active 240 DOM
10. 2026-06-08
    days on market $90,000 Active 239 DOM
11. 2026-06-07
    days on market $90,000 Active 238 DOM
12. 2026-06-05
    days on market $90,000 Active 236 DOM
13. 2026-06-04
    days on market $90,000 Active 234 DOM
14. 2026-06-02
    days on market $90,000 Active 233 DOM
15. 2026-06-01
    days on market $90,000 Active 232 DOM
16. 2026-05-31
    days on market $90,000 Active 231 DOM
17. 2026-05-31
    days on market $90,000 Active 230 DOM
18. 2026-04-22
    price $90,000
19. 2025-11-06
    price $100,000
20. 2025-10-07
    listed $120,000 Active
21. 2020-12-17
    historical
22. 2020-06-25
    listed $66,000

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 16 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: $13,599
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$2,618
• Taxable income: $1,964
• Est. tax owed @ 24.0%: −$471
• After-tax cash flow: $2,808/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: Kinsley-Offerle
• NCES district ID: 2008100
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $43,157
• Composite: 28.38/100
• National rank: #12126
• State rank: #172 of 280 in KS

Livability — Kinsley

• Score: 69/100
• State rank: #183
• US rank: #8396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kinsley, KS
• Population (ZIP): 1,658

Population outlook (Edwards County) Hauer SSP2

• Today (2025): 2,909 people
• By 2030: 2,871 · -1.3%
• By 2040: 2,800 · -3.7%
• By 2050: 2,738 · -5.9%
• By 2075: 2,702 · -7.1%
• By 2100: 2,512 · -13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 19% Two or more races 13%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 1% Iranian 1%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 16%

Political lean MEDSL · Edwards

• 2024 margin: Solid R (+65.3) · D 16.8% · R 82.1% · Other 1.1%
• 2008→2024 swing: -16.5pp toward R · 2008: -48.8pp · 2024: -65.3pp
• All cycles: 2024: R+65.3 2020: R+60.9 2016: R+63.1 2012: R+55.5 2008: R+48.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.67%
• Current HPI: 178.0256
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+36.4% since first listed

5 events — show timeline

• 2026-04-22 Price Changed $90,000 Hays MLS
• 2025-11-06 Price Changed $100,000 Hays MLS
• 2025-10-07 Listed $120,000 Hays MLS
• 2020-12-17 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2020-06-25 Listed $66,000 SCKMLS as Distributed by MLS Grid