214 N Kansas Ave · Ness City, KS 67560

$42,500

2 bd · 2.0 ba · 896 sqft · SingleFamily public records · 134 Days on market

Built 1929 7,000 sqft lot ↓ 13% since listing

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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
• Appreciation +7.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Key facts

• Built in storage
• Rec room
• Bonus room

Tags

• HARDWOOD FLOORS
• OPEN LIVING DINING AREA
• BUILT IN STORAGE
• DETACHED SINGLE CAR GARAGE
• REC ROOM
• BONUS ROOM

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Wood siding construction
• Construction: Wood siding
• Exterior features: 0.16-acre lot; Zoned Other

Interior

• Bedrooms: 2 main-level bedrooms
• Heating & cooling: Window unit cooling
• Interior features: Window coverings; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($848 rent vs $42k).
• Recommended offer: $37k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#102 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Ness City (rural): math 6% / reading 15% proficiency, ranked #280 of 280 in KS (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 13 active listings in the ZIP; 2 units permitted in Ness County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($294 loan paydown + $2k appreciation (5.0% local appreciation)).
• Ness County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($37k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 1929 — 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: 2.00% ✓
• Cap rate: 16.93%
• Cash-on-cash: 37.98%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.5%
• Equity multiple: 3.84×
• Total profit: $33,753
• Equity at exit: $24,041

10-year hold

• IRR: 44.3%
• Equity multiple: 7.84×
• Total profit: $81,352
• Equity at exit: $41,455

Cash invested: $11,900 (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 67560

• Home prices YoY: 2.8%
• Active inventory: 13
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $848 medium
• Mortgage (P&I): −$223
• Tax est. 1.5%: −$53 /mo · $638/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $377

Break-even live

Break-even rent $372

Max offer price $42,500

Occupancy floor 51%

Sensitivity live

Price	-10% $406	-5% $391	+0% $377	+5% $362	+10% $347
Rent	-10% $310	-5% $343	+0% $377	+5% $410	+10% $444
Rate	-1.0pp $398	-0.5pp $387	base $377	+0.5pp $366	+1.0pp $354

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $42,500 Active 134 DOM
2. 2026-06-18
   days on market $42,500 Active 132 DOM
3. 2026-06-17
   days on market $42,500 Active 131 DOM
4. 2026-06-16
   days on market $42,500 Active 130 DOM
5. 2026-06-15
   days on market $42,500 Active 129 DOM
6. 2026-06-13
   days on market $42,500 Active 127 DOM
7. 2026-06-12
   pricedays on market $42,500 Active 126 DOM
8. 2026-06-09
   days on market $47,500 Active 123 DOM
9. 2026-06-08
   days on market $47,500 Active 122 DOM
10. 2026-06-07
    days on market $47,500 Active 121 DOM
11. 2026-06-05
    days on market $47,500 Active 119 DOM
12. 2026-06-04
    days on market $47,500 Active 117 DOM
13. 2026-06-02
    days on market $47,500 Active 116 DOM
14. 2026-06-01
    days on market $47,500 Active 115 DOM
15. 2026-05-31
    days on market $47,500 Active 114 DOM
16. 2026-05-31
    days on market $47,500 Active 113 DOM
17. 2026-04-09
    price $47,500
18. 2026-02-06
    listed $54,500 Active

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°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: $10,182
• − Mortgage interest: −$2,381
• − Property taxes: −$638
• − Insurance: −$212
• − Repairs & maintenance: −$815
• − Management: −$815
• − Depreciation: −$1,236
• Taxable income: $4,086
• Est. tax owed @ 24.0%: −$981
• After-tax cash flow: $3,539/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: Ness City
• NCES district ID: 2009930
• Math proficiency: 6% ▬ 0.00%
• Reading proficiency: 15% ▬ 0.00%
• Median HH income: $50,444
• Composite: 13.7/100
• National rank: #14479
• State rank: #280 of 280 in KS

Livability — Ness City

• Score: 72/100
• State rank: #102
• US rank: #5791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ness City, KS
• Population (ZIP): 1,394

Population outlook (Ness County) Hauer SSP2

• Today (2025): 2,917 people
• By 2030: 2,867 · -1.7%
• By 2040: 2,757 · -5.5%
• By 2050: 2,724 · -6.6%
• By 2075: 2,875 · -1.4%
• By 2100: 2,943 · +0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 13% Two or more races 8%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Scotch-Irish 4% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 10% German/W. Germanic 1%

Political lean MEDSL · Ness

• 2024 margin: Solid R (+79.0) · D 9.5% · R 88.4% · Other 2.1%
• 2008→2024 swing: -18.8pp toward R · 2008: -60.2pp · 2024: -79.0pp
• All cycles: 2024: R+79.0 2020: R+78.5 2016: R+73.6 2012: R+69.1 2008: R+60.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.98%
• Current HPI: 186.2048
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-12.8% since first listed

2 events — show timeline

• 2026-04-09 Price Changed $47,500 Hays MLS
• 2026-02-06 Listed $54,500 Hays MLS