609 Ridge St · Yates Center, KS 66783

$99,999

3 bd · 1.5 ba · 1,893 sqft · SingleFamily public records · 63 Days on market

Built 1956 0.29 ac lot Est $168k · 41% under ↓ 7% 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 +24.8/30.0
• ARV discount +15.0/15.0
• Appreciation +9.8/10.0
• DSCR +8.1/10.0
• 1% rule +6.4/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Ranch style home
• Storm shelter
• 0.29 acre lot

Tags

• RANCH STYLE HOME
• HISTORIC YATES CENTER SQUARE
• GENEROUSLY SIZED LIVING ROOM
• ABUNDANT CABINETRY AND STORAGE
• OVERSIZED LAUNDRY ROOM
• STORM SHELTER

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#451 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-; Watch: health & safety C-, schools F, amenities F.
• Woodson (rural): math 30% / reading 38% proficiency, ranked #83 of 169 in KS (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 13 units permitted in Woodson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($691 loan paydown + $10k appreciation (9.5% local appreciation)).
• Woodson County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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: 1.14% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.12%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $168,477
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 S Grove St	0.06mi	3/2.0	1,792 (-5%)	13mo	$155,000	$86	76
203 E Butler St	0.49mi	3/2.0	1,792 (-5%)	1mo	$159,000	$89	65
401 S Ridge St	0.16mi	3/2.0	2,104 (+11%)	13mo	$248,000	$118	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.1%
• Equity multiple: 3.32×
• Total profit: $64,891
• Equity at exit: $86,738

10-year hold

• IRR: 26.2%
• Equity multiple: 7.42×
• Total profit: $179,701
• Equity at exit: $183,600

Cash invested: $28,000 (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 66783

• Home prices YoY: 5.2%
• Active inventory: 3
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,144 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $213

Break-even live

Break-even rent $875

Max offer price $99,999

Occupancy floor 76%

Sensitivity live

Price	-10% $282	-5% $247	+0% $213	+5% $178	+10% $144
Rent	-10% $123	-5% $168	+0% $213	+5% $258	+10% $303
Rate	-1.0pp $263	-0.5pp $238	base $213	+0.5pp $187	+1.0pp $161

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-22
   status Pending
2. 2026-04-18
   price $99,999
3. 2026-02-17
   listed $107,000 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,731
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$2,909
• Taxable income: $1,024
• Est. tax owed @ 24.0%: −$246
• After-tax cash flow: $2,309/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: Woodson
• NCES district ID: 2013110
• Math proficiency: 30% ▲ 1.00%
• Reading proficiency: 38% ▲ 10.00%
• Median HH income: $36,430
• Composite: 28.19/100
• National rank: #6808
• State rank: #83 of 169 in KS

Livability — Yates Center

• Score: 60/100
• State rank: #451
• US rank: #19508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yates Center, KS
• City population: 2,117
• Population (ZIP): 2,117

Population outlook (Woodson County) Hauer SSP2

• Today (2025): 2,847 people
• By 2030: 2,764 · -2.9%
• By 2040: 2,567 · -9.8%
• By 2050: 2,465 · -13.4%
• By 2075: 2,605 · -8.5%
• By 2100: 2,612 · -8.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Native American 1%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Woodson

• 2024 margin: Solid R (+61.3) · D 18.7% · R 80.0% · Other 1.3%
• 2008→2024 swing: -27.3pp toward R · 2008: -34.0pp · 2024: -61.3pp
• All cycles: 2024: R+61.3 2020: R+60.6 2016: R+55.9 2012: R+45.5 2008: R+34.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.54%
• Current HPI: 194.0393
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-6.5% since first listed

3 events — show timeline

• 2026-04-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-18 Price Changed $99,999 Heartland MLS as Distributed by MLS Grid
• 2026-02-17 Listed $107,000 Heartland MLS as Distributed by MLS Grid