505 N Adams St · Medicine Lodge, KS 67104

$29,000

1 bd · 1.0 ba · 576 sqft · SingleFamily public records · 138 Days on market

Built 1910 3,920 sqft lot ↓ 8% 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 3,920 sq ft lot
• Built 1910
• Listed 138 days

Property features AI

Finance

• Other: Located in Barber County; Directions: Turn east off of 281 second rd to the left/north; it is the first house on the left once you turn onto N Adams St.

Exterior

• Utilities: Public water; Sewer available; Natural gas available
• Home design: Single-family onsite-built home
• Construction: Crawl space foundation; Composition roof
• Exterior features: Chain link fencing; One and one-half level layout

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Natural gas heating; No central cooling
• Interior features: Main-floor laundry; No basement
• Laundry & utility: Laundry on main floor

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($762 rent vs $29k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#204 in KS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Barber County North (rural): math 28% / reading 33% proficiency, ranked #96 of 169 in KS (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Medicine Lodge Grade School (math 32% / reading 37%, grade F, #388 of 684 statewide, top 61%, 260 students, 56% FRL); Medicine Lodge Jr/Sr High School (math 22% / reading 27%, grade F, #105 of 327 statewide, top 49%, 218 students, 50% FRL) — zoned schools average 53% FRL vs 31% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 11 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($200 loan paydown + $3k appreciation (10.0% local appreciation)).
• Barber County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $25,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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 1910 — 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 D-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: 2.63% ✓
• Cap rate: 22.91%
• Cash-on-cash: 59.34%
• DSCR: 3.64
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 71.6%
• Equity multiple: 6.10×
• Total profit: $41,380
• Equity at exit: $26,125

10-year hold

• IRR: 65.4%
• Equity multiple: 13.53×
• Total profit: $101,768
• Equity at exit: $56,341

Cash invested: $8,120 (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 67104

• Home prices YoY: 6.3%
• Active inventory: 11
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $762 medium
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $435/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$160
• Net cashflow: $402

Break-even live

Break-even rent $254

Max offer price $29,000

Occupancy floor 42%

Sensitivity live

Price	-10% $422	-5% $412	+0% $402	+5% $392	+10% $381
Rent	-10% $341	-5% $371	+0% $402	+5% $432	+10% $462
Rate	-1.0pp $416	-0.5pp $409	base $402	+0.5pp $394	+1.0pp $386

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   pricedays on market $29,000 Active 138 DOM
2. 2026-06-18
   days on market $37,000 Active 136 DOM
3. 2026-06-17
   days on market $37,000 Active 135 DOM
4. 2026-06-16
   days on market $37,000 Active 134 DOM
5. 2026-06-15
   days on market $37,000 Active 133 DOM
6. 2026-06-13
   days on market $37,000 Active 131 DOM
7. 2026-06-12
   days on market $37,000 Active 130 DOM
8. 2026-06-09
   days on market $37,000 Active 127 DOM
9. 2026-06-08
   days on market $37,000 Active 126 DOM
10. 2026-06-07
    days on market $37,000 Active 125 DOM
11. 2026-06-05
    days on market $37,000 Active 123 DOM
12. 2026-06-04
    days on market $37,000 Active 121 DOM
13. 2026-06-02
    days on market $37,000 Active 120 DOM
14. 2026-06-01
    days on market $37,000 Active 119 DOM
15. 2026-05-31
    days on market $37,000 Active 118 DOM
16. 2026-05-31
    days on market $37,000 Active 117 DOM
17. 2026-05-12
    price $37,000
18. 2026-04-16
    price $38,000
19. 2026-01-28
    listed $40,000 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 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: $9,144
• − Mortgage interest: −$1,624
• − Property taxes: −$435
• − Insurance: −$145
• − Repairs & maintenance: −$731
• − Management: −$731
• − Depreciation: −$844
• Taxable income: $4,632
• Est. tax owed @ 24.0%: −$1,112
• After-tax cash flow: $3,707/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: Barber County North
• NCES district ID: 2009450
• Math proficiency: 28% ▬ 0.00%
• Reading proficiency: 33% ▬ 0.00%
• Median HH income: $45,807
• Composite: 26.2/100
• National rank: #7263
• State rank: #96 of 169 in KS

Livability — Medicine Lodge

• Score: 68/100
• State rank: #204
• US rank: #9128

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Medicine Lodge, KS
• Population (ZIP): 2,087

Population outlook (Barber County) Hauer SSP2

• Today (2025): 4,783 people
• By 2030: 4,719 · -1.3%
• By 2040: 4,639 · -3.0%
• By 2050: 4,640 · -3.0%
• By 2075: 4,742 · -0.9%
• By 2100: 4,647 · -2.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Native American 2% Asian 1%
• Common ancestry: Slovak 1% Iranian 1% Portuguese 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Vietnamese 1%

Political lean MEDSL · Barber

• 2024 margin: Solid R (+72.2) · D 13.3% · R 85.4% · Other 1.3%
• 2008→2024 swing: -22.0pp toward R · 2008: -50.2pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+73.8 2016: R+69.8 2012: R+56.1 2008: R+50.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.39%
• Current HPI: 173.9307
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.5% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $37,000 SCKMLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $38,000 SCKMLS as Distributed by MLS Grid
• 2026-01-28 Listed $40,000 SCKMLS as Distributed by MLS Grid