212 W 9th St · Harper, KS 67058

$75,000

2 bd · 1.0 ba · 880 sqft · SingleFamily public records · 101 Days on market

Built 1977 10,454 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 +18.3/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• DSCR +5.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Key facts

• Finished basement
• Storage shed
• Fenced backyard

Tags

• FINISHED BASEMENT
• FENCED BACKYARD
• STORAGE SHED
• ADDITIONAL YARD SPACE

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Sewer available; Natural gas available
• Home design: Single family onsite-built home
• Construction: Composition roof; Full daylight foundation
• Exterior features: Deck; Chain link fencing; Outbuilding; One level

Interior

• Kitchen: Range; Disposal
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished basement; Disposal; Range
• Laundry & utility: Main floor laundry; 220V equipment in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $68 ($822/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($853 rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#106 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Chaparral Schools (rural): math 29% / reading 29% proficiency, ranked #110 of 169 in KS (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Harper Elem (math 42% / reading 37%, grade F, #321 of 684 statewide, top 52%, 251 students, 67% FRL); Chaparral Jr/Sr High (math 12% / reading 17%, grade F, #267 of 327 statewide, top 84%, 350 students, 64% FRL).
• Market conditions: 15 active listings in the ZIP; 6 units permitted in Harper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($519 loan paydown + $4k appreciation (5.4% local appreciation)).
• Harper County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $75k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 2.11×
• Total profit: $23,368
• Equity at exit: $44,262

10-year hold

• IRR: 17.2%
• Equity multiple: 4.16×
• Total profit: $66,274
• Equity at exit: $77,886

Cash invested: $21,000 (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 67058

• Home prices YoY: 3.2%
• Active inventory: 15
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $853 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$180 /mo · $2,166/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $68

Break-even live

Break-even rent $766

Max offer price $75,000

Occupancy floor 87%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-12
   statusdays on market $75,000 Pending 101 DOM
2. 2026-06-09
   days on market $75,000 Active 99 DOM
3. 2026-06-08
   days on market $75,000 Active 98 DOM
4. 2026-06-07
   days on market $75,000 Active 97 DOM
5. 2026-06-05
   days on market $75,000 Active 95 DOM
6. 2026-06-04
   days on market $75,000 Active 93 DOM
7. 2026-06-02
   days on market $75,000 Active 92 DOM
8. 2026-06-01
   days on market $75,000 Active 91 DOM
9. 2026-05-31
   days on market $75,000 Active 90 DOM
10. 2026-05-31
    days on market $75,000 Active 89 DOM
11. 2026-04-15
    price $75,000
12. 2026-03-02
    listed $85,000 Active
13. 1999-01-01
    soldstatus $46,216
14. 1993-08-01
    soldstatus $41,000
15. 1989-04-01
    soldstatus $40,000

ⓘ 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: $2,166 · $180/mo
• Projected year-2 tax: $2,166 · $180/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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 17 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: $10,230
• − Mortgage interest: −$4,201
• − Property taxes: −$2,166
• − Insurance: −$375
• − Repairs & maintenance: −$818
• − Management: −$818
• − Depreciation: −$2,182
• Taxable loss: −$330
• Est. tax savings @ 24.0%: +$79
• After-tax cash flow: $901/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: Chaparral Schools
• NCES district ID: 2003390
• Math proficiency: 29% ▼ -2.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $42,329
• Composite: 24.65/100
• National rank: #7624
• State rank: #110 of 169 in KS

Livability — Harper

• Score: 72/100
• State rank: #106
• US rank: #6084

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harper, KS
• Population (ZIP): 1,893

Population outlook (Harper County) Hauer SSP2

• Today (2025): 5,360 people
• By 2030: 5,133 · -4.2%
• By 2040: 4,802 · -10.4%
• By 2050: 4,589 · -14.4%
• By 2075: 4,239 · -20.9%
• By 2100: 3,881 · -27.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Serbian 3% Lithuanian 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Harper

• 2024 margin: Solid R (+64.0) · D 17.1% · R 81.1% · Other 1.8%
• 2008→2024 swing: -18.8pp toward R · 2008: -45.2pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+63.8 2016: R+62.2 2012: R+50.8 2008: R+45.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.38%
• Current HPI: 170.8977
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+87.5% since first listed

5 events — show timeline

• 2026-04-15 Price Changed $75,000 SCKMLS as Distributed by MLS Grid
• 2026-03-02 Listed $85,000 SCKMLS as Distributed by MLS Grid
• 1999-01-01 Sold (Public Records) $46,216 Public Records
• 1993-08-01 Sold (Public Records) $41,000 Public Records
• 1989-04-01 Sold (Public Records) $40,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,166 · +14.4% YoY. Source: county tax records.