703 N Mulberry St · Abilene, KS 67410

$117,000

2 bd · 1.0 ba · 1,221 sqft · SingleFamily public records · 23 Days on market

Built 1930 3,600 sqft lot

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Why this score? — see what drove the D 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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Formal dining room
• Metal siding
• Unfinished basement

Tags

• BUNGALOW
• FORMAL DINING ROOM
• UNFINISHED BASEMENT
• METAL SIDING
• NEWER WINDOWS
• FRESH EXTERIOR PAINT

Property features AI

Finance

• Other: Lot with gravel road access; Lot approx. 0.08 acres

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; Residential property
• Construction: Metal siding; Asphalt roof; Built with a basement
• Exterior features: No special exterior features listed; No fencing

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air; Ceiling fans for cooling; Window unit(s)
• Interior features: Ceiling fan(s); Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $45 ($534/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (12.1% below list).
• Recommended offer: $103k (12.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#62 in KS, #3,932 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools C-, amenities F, commute F.
• Abilene (town): math 25% / reading 40% proficiency, ranked #81 of 169 in KS (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 70 active listings in the ZIP; 26 units permitted in Dickinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $809 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Dickinson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $117k implies a 311% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,815 (12.1% below list)

Questions for the listing agent

1. Built in 1930 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 9.5

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-16,132
• Equity at exit: $17,445

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-10,434
• Equity at exit: $10,116

Cash invested: $32,760 (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 67410

• Home prices YoY: -16.5%
• Active inventory: 70
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,028 medium
• Mortgage (P&I): −$614
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $45

Break-even live

Break-even rent $972

Max offer price $117,000

Occupancy floor 91%

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $117,000 Active 23 DOM
2. 2026-06-17
   days on market $117,000 Active 22 DOM
3. 2026-06-16
   days on market $117,000 Active 21 DOM
4. 2026-06-15
   days on market $117,000 Active 20 DOM
5. 2026-06-13
   days on market $117,000 Active 18 DOM
6. 2026-06-12
   days on market $117,000 Active 17 DOM
7. 2026-06-09
   days on market $117,000 Active 14 DOM
8. 2026-06-08
   days on market $117,000 Active 13 DOM
9. 2026-06-07
   days on market $117,000 Active 12 DOM
10. 2026-06-05
    days on market $117,000 Active 10 DOM
11. 2026-06-04
    days on market $117,000 Active 8 DOM
12. 2026-06-02
    days on market $117,000 Active 7 DOM
13. 2026-06-01
    days on market $117,000 Active 6 DOM
14. 2026-05-31
    days on market $117,000 Active 5 DOM
15. 2026-05-31
    days on market $117,000 Active 4 DOM
16. 2026-05-26
    listed $117,000 Active
17. 2025-10-31
    price $85,000
18. 2025-09-30
    price $90,000
19. 2025-03-26
    price $95,000
20. 2025-03-17
    price $105,000
21. 2004-10-01
    soldstatus $28,500
22. 2003-03-01
    soldstatus $30,000

ⓘ 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: $1,265 · $105/mo
• Projected year-2 tax: $1,650 · $137/mo
• Expected delta: +$385/yr (+$32/mo · 30.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 17 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: $12,338
• − Mortgage interest: −$6,554
• − Property taxes: −$1,265
• − Insurance: −$585
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$3,404
• Taxable loss: −$1,443
• Est. tax savings @ 24.0%: +$346
• After-tax cash flow: $881/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: Abilene
• NCES district ID: 2003180
• Math proficiency: 25% ▼ -7.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $50,477
• Composite: 28.26/100
• National rank: #6796
• State rank: #81 of 169 in KS

Livability — Abilene

• Score: 75/100
• State rank: #62
• US rank: #3932

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abilene, KS
• Population (ZIP): 10,177

Population outlook (Dickinson County) Hauer SSP2

• Today (2025): 18,727 people
• By 2030: 18,312 · -2.2%
• By 2040: 17,433 · -6.9%
• By 2050: 16,493 · -11.9%
• By 2075: 14,441 · -22.9%
• By 2100: 11,707 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Dickinson

• 2024 margin: Solid R (+55.0) · D 21.8% · R 76.7% · Other 1.5%
• 2008→2024 swing: -12.8pp toward R · 2008: -42.2pp · 2024: -55.0pp
• All cycles: 2024: R+55.0 2020: R+54.1 2016: R+54.0 2012: R+47.7 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.84%
• Current HPI: 161.2453
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+290.0% since first listed

7 events — show timeline

• 2026-05-26 Listed $117,000 FHAOR as distributed by MLS GRID
• 2025-10-31 Price Changed $85,000 FHAOR as distributed by MLS GRID
• 2025-09-30 Price Changed $90,000 FHAOR as distributed by MLS GRID
• 2025-03-26 Price Changed $95,000 FHAOR as distributed by MLS GRID
• 2025-03-17 Price Changed $105,000 FHAOR as distributed by MLS GRID
• 2004-10-01 Sold (Public Records) $28,500 Public Records
• 2003-03-01 Sold (Public Records) $30,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,265 · +5.5% YoY. Source: county tax records.