118 E 1st St · St. Francis, KS 67756

$93,500

4 bd · 2.5 ba · 1,118 sqft · SingleFamily public records · 4 Days on market

Built 1915

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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 +24.9/30.0
• Appreciation +9.2/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• New gutters
• Finished basement
• Modernized exterior

Tags

• MODERNIZED EXTERIOR
• VINTAGE INTERIOR
• NEW ROOF
• NEW GUTTERS
• FINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• St Francis Comm Schools (rural): math 40% / reading 35% proficiency, ranked #103 of 280 in KS (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $8k of equity ($646 loan paydown + $8k appreciation (8.4% local appreciation)).
• At projected returns (8.4% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $94k implies a 212% 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: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,500

Questions for the listing agent

1. Built in 1915 — 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. 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.
4. 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.
5. 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: 1.12% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 3.05×
• Total profit: $53,558
• Equity at exit: $73,421

10-year hold

• IRR: 24.8%
• Equity multiple: 6.58×
• Total profit: $146,030
• Equity at exit: $148,075

Cash invested: $26,180 (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 67756

• Home prices YoY: 4.0%
• Active inventory: 3
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,045 medium
• Mortgage (P&I): −$490
• Tax from tax record: −$95 /mo · $1,143/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $201

Break-even live

Break-even rent $791

Max offer price $93,500

Occupancy floor 76%

Sensitivity live

Price	-10% $254	-5% $227	+0% $201	+5% $174	+10% $148
Rent	-10% $118	-5% $160	+0% $201	+5% $242	+10% $283
Rate	-1.0pp $248	-0.5pp $225	base $201	+0.5pp $177	+1.0pp $152

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: $23,375
• Closing costs: $2,805
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $93,500 Active 4 DOM
2. 2026-06-18
   days on market $93,500 Active 2 DOM
3. 2026-06-17
   listed $93,500 Active 1 DOM

ⓘ 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: $1,143 · $95/mo
• Projected year-2 tax: $1,318 · $110/mo
• Expected delta: +$175/yr (+$15/mo · 15.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,538
• − Mortgage interest: −$5,237
• − Property taxes: −$1,143
• − Insurance: −$468
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$2,720
• Taxable income: $964
• Est. tax owed @ 24.0%: −$231
• After-tax cash flow: $2,179/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: St Francis Comm Schools
• NCES district ID: 2011880
• Math proficiency: 40% ▲ 10.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $41,216
• Composite: 34.12/100
• National rank: #10282
• State rank: #103 of 280 in KS

Livability — St. Francis

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Francis, KS
• Population (ZIP): 1,707

Population outlook (Cheyenne County) Hauer SSP2

• Today (2025): 2,625 people
• By 2030: 2,623 · -0.1%
• By 2040: 2,616 · -0.3%
• By 2050: 2,671 · +1.8%
• By 2075: 3,132 · +19.3%
• By 2100: 3,193 · +21.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Scotch-Irish 5% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Cheyenne

• 2024 margin: Solid R (+68.8) · D 14.5% · R 83.3% · Other 2.2%
• 2008→2024 swing: -13.8pp toward R · 2008: -55.1pp · 2024: -68.8pp
• All cycles: 2024: R+68.8 2020: R+67.0 2016: R+69.8 2012: R+65.1 2008: R+55.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.37%
• Current HPI: 216.3909
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+567.9% since first listed

3 events — show timeline

• 2026-06-17 Listed $93,500 FSBO.com
• 2001-05-01 Sold (Public Records) $30,000 Public Records
• 1987-09-01 Sold (Public Records) $14,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,143 · +4.7% YoY. Source: county tax records.