314 N 6th St · Manhattan, KS 66502

$110,000

2 bd · 1.0 ba · 1,127 sqft · SingleFamily public records · 3 Days on market

Built 1920 3,250 sqft lot

---

Why this score? — see what drove the C- 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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling Investors! Charming Property with great layout and fantastic location! Enjoy a virtual tour with this link: https://my. matterport.com/show/ ?m=x5XPaVAbSWz Three bedroom home with nearly 1300 square feet is rented through July 2022 for $750/month. Property is situated only blocks away from Manhattan Marketplace, Manhattan Town Center, Downtown Manhattan, City Park and Aggieville. Showings require at least 24 hours notice.

Key facts

• Close to downtown
• 3,250 sq ft lot
• Built 1920

Tags

• CLOSE TO DOWNTOWN
• RARE DEVELOPMENT OPPORTUNITY

Property features AI

Finance

• Financial info: Annual tax reported

Exterior

• Utilities: No pool; No fencing
• Home design: Single-family residence; Residential property
• Construction: Finished above-grade living area reported
• Exterior features: Other exterior features; Gravel road access

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Other interior features; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads 83/100 on livability (#6 in KS, #979 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime C-, employment C-.
• Manhattan-Ogden (urban): math 39% / reading 46% proficiency, ranked #26 of 169 in KS (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.0%/yr); 336 active listings in the ZIP; 132 units permitted in Riley County in 2024 (35 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Riley County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $45k; list at $110k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1920 — 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: 1.03% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.02% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-5,893
• Equity at exit: $16,401

10-year hold

• IRR: 8.0%
• Equity multiple: 1.69×
• Total profit: $21,253
• Equity at exit: $9,511

Cash invested: $30,800 (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 66502

• Rents YoY: 6.0%
• Active inventory: 336
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$145 /mo · $1,737/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $131

Break-even live

Break-even rent $971

Max offer price $110,000

Occupancy floor 83%

Sensitivity live

Price	-10% $193	-5% $162	+0% $131	+5% $100	+10% $69
Rent	-10% $41	-5% $86	+0% $131	+5% $176	+10% $221
Rate	-1.0pp $186	-0.5pp $159	base $131	+0.5pp $103	+1.0pp $74

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-13
   status Pending
2. 2026-05-10
   listed $110,000 Active
3. 2021-10-15
   soldstatus 434-char remark

   Show marketing remark (434 chars)

   Calling Investors! Charming Property with great layout and fantastic location! Enjoy a virtual tour with this link: https://my. matterport.com/show/ ?m=x5XPaVAbSWz Three bedroom home with nearly 1300 square feet is rented through July 2022 for $750/month. Property is situated only blocks away from Manhattan Marketplace, Manhattan Town Center, Downtown Manhattan, City Park and Aggieville. Showings require at least 24 hours notice.

4. 2021-06-01
   listed $90,000 434-char remark

   Show marketing remark (434 chars)

   Calling Investors! Charming Property with great layout and fantastic location! Enjoy a virtual tour with this link: https://my. matterport.com/show/ ?m=x5XPaVAbSWz Three bedroom home with nearly 1300 square feet is rented through July 2022 for $750/month. Property is situated only blocks away from Manhattan Marketplace, Manhattan Town Center, Downtown Manhattan, City Park and Aggieville. Showings require at least 24 hours notice.

5. 2013-01-22
   soldstatus
6. 2002-05-01
   soldstatus $45,240
7. 1997-03-01
   soldstatus $65,000

ⓘ 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: $1,737 · $145/mo
• Projected year-2 tax: $1,737 · $145/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 6/10 Major FEMA zone X (shaded) · 73% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,648
• − Mortgage interest: −$6,162
• − Property taxes: −$1,737
• − Insurance: −$550
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$3,200
• Taxable loss: −$184
• Est. tax savings @ 24.0%: +$44
• After-tax cash flow: $1,617/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: Manhattan-Ogden
• NCES district ID: 2009180
• Math proficiency: 39% ▼ -1.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $44,001
• Composite: 35.97/100
• National rank: #4795
• State rank: #26 of 169 in KS

Livability — Manhattan

• Score: 83/100
• State rank: #6
• US rank: #979

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manhattan, KS
• County: Riley County · 62,662 people
• City population: 60,966
• Metro: Manhattan, KS
• Population (ZIP): 43,693
• Household income: $54,833
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 3089.0

Population outlook (Riley County) Hauer SSP2

• Today (2025): 83,656 people
• By 2030: 89,075 · +6.5%
• By 2040: 99,100 · +18.5%
• By 2050: 109,146 · +30.5%
• By 2075: 134,178 · +60.4%
• By 2100: 153,653 · +83.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 9% Two or more races 8% Black 4% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Riley

• 2024 margin: Toss-up / Even · D 49.6% · R 47.8% · Other 2.5%
• 2008→2024 swing: +8.8pp toward D · 2008: -7.0pp · 2024: 1.8pp
• All cycles: 2024: D+1.8 2020: D+3.2 2016: R+4.5 2012: R+12.7 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -283.54%
• Current HPI: 172.7795
• Rent YoY: ▲ 6.02%
• Metro: Manhattan, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+69.2% since first listed

7 events — show timeline

• 2026-05-13 Pending — FHAOR as distributed by MLS GRID
• 2026-05-10 Listed $110,000 FHAOR as distributed by MLS GRID
• 2021-10-15 Sold (MLS) — FHAOR as distributed by MLS GRID
• 2021-06-01 Listed $90,000 FHAOR as distributed by MLS GRID
• 2013-01-22 Sold (Public Records) — Public Records
• 2002-05-01 Sold (Public Records) $45,240 Public Records
• 1997-03-01 Sold (Public Records) $65,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,737 · +8.6% YoY. Source: county tax records.