412 S Blair St · Windom, KS 67491

$56,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 64 Days on market

Built 1938 0.34 ac lot

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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
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1938

Property features AI

Finance

• HOA & community: Community playground

Exterior

• Parking: Two total parking spaces; Two-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property type
• Construction: Concrete and vinyl siding construction; Composition roof
• Exterior features: Covered patio/porch; Privacy wood fencing; Corner lot; Gravel road access

Interior

• Bedrooms: Three main-level bedrooms
• Flooring: Vinyl; Wood
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Floor furnace heating; Ceiling fan(s); cooling not otherwise specified
• Interior features: Vinyl and wood flooring; Crawl space basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($960 rent vs $56k).
• Recommended offer: $53k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#399 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: housing D+, crime F, amenities F.
• Little River (rural): math 45% / reading 40% proficiency, ranked #47 of 280 in KS (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Windom Elem (math 62% / reading 52%, grade C+, #89 of 684 statewide, top 14%, 148 students, 30% FRL); Little River Junior High (math 24% / reading 24%, grade F, #110 of 219 statewide, top 55%, 40 students, 28% FRL); Little River High (math 15% / reading 15%, grade F, #249 of 327 statewide, top 79%, 96 students, 31% FRL).
• Market conditions: 2 active listings in the ZIP; 102 units permitted in McPherson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($387 loan paydown + $4k appreciation (6.7% local appreciation)).
• McPherson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $56k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,640 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1938 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.71% ✓
• Cap rate: 14.46%
• Cash-on-cash: 29.18%
• DSCR: 2.30
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.3%
• Equity multiple: 3.74×
• Total profit: $42,891
• Equity at exit: $37,786

10-year hold

• IRR: 37.8%
• Equity multiple: 7.80×
• Total profit: $106,629
• Equity at exit: $70,871

Cash invested: $15,680 (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 67491

• Home prices YoY: 2.4%
• Active inventory: 2
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $960 medium
• Mortgage (P&I): −$294
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $381

Break-even live

Break-even rent $477

Max offer price $56,000

Occupancy floor 55%

Sensitivity live

Price	-10% $413	-5% $397	+0% $381	+5% $365	+10% $350
Rent	-10% $305	-5% $343	+0% $381	+5% $419	+10% $457
Rate	-1.0pp $410	-0.5pp $396	base $381	+0.5pp $367	+1.0pp $352

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-14
   status Pending
2. 2026-03-11
   listed $56,000 Active
3. 2003-02-01
   soldstatus $34,000
4. 1995-10-01
   soldstatus $33,000
5. 1993-11-01
   soldstatus $32,000

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $790 · $66/mo
• Expected delta: +$68/yr (+$6/mo · 9.5%)

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

Taxation est. · year 1

• Rental income: $11,521
• − Mortgage interest: −$3,137
• − Property taxes: −$721
• − Insurance: −$280
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$1,629
• Taxable income: $3,910
• Est. tax owed @ 24.0%: −$938
• After-tax cash flow: $3,638/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: Little River
• NCES district ID: 2008880
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $47,955
• Composite: 38.71/100
• National rank: #8389
• State rank: #47 of 280 in KS

Livability — Windom

• Score: 61/100
• State rank: #399
• US rank: #17581

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Windom, KS
• Population (ZIP): 362

Population outlook (McPherson County) Hauer SSP2

• Today (2025): 28,958 people
• By 2030: 28,735 · -0.8%
• By 2040: 28,020 · -3.2%
• By 2050: 27,276 · -5.8%
• By 2075: 26,211 · -9.5%
• By 2100: 23,976 · -17.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 1% Scotch-Irish 1% Serbian 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · McPherson

• 2024 margin: Solid R (+41.1) · D 28.5% · R 69.6% · Other 1.9%
• 2008→2024 swing: -5.8pp toward R · 2008: -35.3pp · 2024: -41.1pp
• All cycles: 2024: R+41.1 2020: R+40.3 2016: R+42.0 2012: R+41.6 2008: R+35.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.72%
• Current HPI: 285.3052
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+75.0% since first listed

5 events — show timeline

• 2026-05-14 Pending — MKMLS as distributed by MLS GRID
• 2026-03-11 Listed $56,000 MKMLS as distributed by MLS GRID
• 2003-02-01 Sold (Public Records) $34,000 Public Records
• 1995-10-01 Sold (Public Records) $33,000 Public Records
• 1993-11-01 Sold (Public Records) $32,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $721 · -6.5% YoY. Source: county tax records.