301 N 11th St · Meade, KS 67864

$104,900

2 bd · 1.0 ba · 1,037 sqft · SingleFamily public records · 199 Days on market

Built 1882 8,618 sqft lot ↓ 8% since listing

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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 +9.0/30.0
• ARV discount +7.5/15.0
• Appreciation +4.6/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Newly remodeled cute home on a corner lot. Home can easily be used as a 3 bedroom. Newer Vinyl windows with transferable warranty. Large formal dining room and large master bedroom. Wrap-around patio, new electrical in garage. A must see!

Key facts

• 8,618 sq ft lot
• Garage
• Built 1882

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $-82 ($-979/yr) — negative.
• To cash-flow at today's rent, offer at most $90k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (11.0% below list).
• Recommended offer: $90k (13.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 74/100 on livability (#76 in KS, #4,403 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Garden City (town): math 17% / reading 23% proficiency, ranked #155 of 169 in KS (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 14 active listings in the ZIP; 47 units permitted in Finney County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $725 of loan paydown is wiped out by about $857 of value loss. Plan a longer hold.
• Finney County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y ago; this cycle's ask has dropped $33k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1882 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,482 (13.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1882 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.33%
• DSCR: 0.85
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.59×
• Total profit: $-12,157
• Equity at exit: $26,245

10-year hold

• IRR: -2.7%
• Equity multiple: 0.74×
• Total profit: $-7,539
• Equity at exit: $28,354

Cash invested: $29,372 (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 67864

• Home prices YoY: -0.5%
• Active inventory: 14
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $934 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$225 /mo · $2,705/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $-82

Break-even live

Break-even rent $1,037

Max offer price $90,482

Occupancy floor —

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-04-24
   status Pending
2. 2026-03-11
   price $104,900
3. 2026-02-11
   price $119,900
4. 2025-11-17
   status Active
5. 2025-11-13
   status Active
6. 2025-08-22
   status Active
7. 2025-08-07
   status Active
8. 2025-07-03
   status Pending
9. 2025-07-03
   status Active
10. 2025-07-02
    status Active
11. 2025-05-14
    listed $137,900 Active
12. 2025-04-25
    soldstatus
13. 2018-10-01
    soldstatus 238-char remark

    Show marketing remark (238 chars)

    Newly remodeled cute home on a corner lot. Home can easily be used as a 3 bedroom. Newer Vinyl windows with transferable warranty. Large formal dining room and large master bedroom. Wrap-around patio, new electrical in garage. A must see!

14. 2018-10-01
    soldstatus

    Show marketing remark (238 chars)

    Newly remodeled cute home on a corner lot. Home can easily be used as a 3 bedroom. Newer Vinyl windows with transferable warranty. Large formal dining room and large master bedroom. Wrap-around patio, new electrical in garage. A must see!

15. 2018-07-06
    listed $114,000 238-char remark

    Show marketing remark (238 chars)

    Newly remodeled cute home on a corner lot. Home can easily be used as a 3 bedroom. Newer Vinyl windows with transferable warranty. Large formal dining room and large master bedroom. Wrap-around patio, new electrical in garage. A must see!

16. 2014-05-29
    soldstatus

ⓘ 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: $2,705 · $225/mo
• Projected year-2 tax: $2,705 · $225/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 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 18 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: $11,205
• − Mortgage interest: −$5,876
• − Property taxes: −$2,705
• − Insurance: −$524
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$3,052
• Taxable loss: −$2,746
• Est. tax savings @ 24.0%: +$659
• After-tax cash flow: $-320/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: Garden City
• NCES district ID: 2006390
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 23% ▼ -1.00%
• Median HH income: $49,154
• Composite: 17.81/100
• National rank: #9009
• State rank: #155 of 169 in KS

Livability — Meade

• Score: 74/100
• State rank: #76
• US rank: #4403

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garden City, KS
• Population (ZIP): 1,701

Population outlook (Finney County) Hauer SSP2

• Today (2025): 36,995 people
• By 2030: 36,791 · -0.6%
• By 2040: 36,342 · -1.8%
• By 2050: 35,491 · -4.1%
• By 2075: 33,005 · -10.8%
• By 2100: 27,459 · -25.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · Finney

• 2024 margin: Solid R (+34.7) · D 31.8% · R 66.5% · Other 1.8%
• 2008→2024 swing: +0.6pp no change · 2008: -35.3pp · 2024: -34.7pp
• All cycles: 2024: R+34.7 2020: R+25.5 2016: R+32.4 2012: R+36.9 2008: R+35.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.82%
• Current HPI: 177.3355
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-8.0% since first listed

16 events — show timeline

• 2026-04-24 Pending — GardenMLS
• 2026-03-11 Price Changed $104,900 GardenMLS
• 2026-02-11 Price Changed $119,900 GardenMLS
• 2025-11-17 Relisted — GardenMLS
• 2025-11-13 Relisted — GardenMLS
• 2025-08-22 Relisted — GardenMLS
• 2025-08-07 Relisted — GardenMLS
• 2025-07-03 Pending — GardenMLS
• 2025-07-03 Relisted — GardenMLS
• 2025-07-02 Relisted — GardenMLS
• 2025-05-14 Listed $137,900 GardenMLS
• 2025-04-25 Sold (Public Records) — Public Records
• 2018-10-01 Sold (Public Records) — Public Records
• 2018-10-01 Sold (MLS) — GardenMLS
• 2018-07-06 Listed $114,000 GardenMLS
• 2014-05-29 Sold (Public Records) — Public Records

Property tax history

+12.0%/yr

Latest (2025): $2,705 · +7.0% YoY. Source: county tax records.