825 S Polk St · Hugoton, KS 67951

$100,000

3 bd · 2.0 ba · 1,256 sqft · SingleFamily public records · 436 Days on market

Built 1950 0.42 ac lot

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Why this score? — see what drove the D+ 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
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +5.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large corner lot with single and double detached garages, circle drive. Two bedrooms on the main floor and two bedrooms in basement (non-conforming) This home also has two living areas, built in appliances, central H/A and a large fenced backyard. Close to schools and downtown merchants.

Key facts

• Large corner lot
• Detached garages
• Circle driveway

Tags

• LARGE CORNER LOT
• CIRCLE DRIVEWAY
• DETACHED GARAGES
• CLOSE PROXIMITY OF SCHOOLS
• CLOSE PROXIMITY OF HEALTHCARE

Property features AI

Exterior

• Parking: Attached paved garage with 2 spaces
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property
• Construction: Brick construction; Composition roof; Partial crawl space basement
• Exterior features: Patio; Storm door(s); Wood fencing

Interior

• Kitchen: Cooktop; Refrigerator
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central natural gas heating; Central air conditioning; Ceiling fan(s)
• Interior features: Cooktop and refrigerator; Gas water heater; Ceiling fans; Basement: partial crawl space
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#95 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.
• Hugoton Public Schools (town): math 25% / reading 29% proficiency, ranked #119 of 169 in KS (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hugoton Elem (math 38% / reading 41%, grade F, #321 of 684 statewide, top 52%, 532 students, 65% FRL); Hugoton Middle (math 8% / reading 12%, grade F, #203 of 219 statewide, top 93%, 154 students, 60% FRL); Hugoton High (math 12% / reading 22%, grade F, #235 of 327 statewide, top 74%, 327 students, 52% FRL).
• Market conditions: 21 active listings in the ZIP; 9 units permitted in Stevens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Stevens County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 436 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $33k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 436 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 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.03% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-10,343
• Equity at exit: $14,910

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,367
• Equity at exit: $8,646

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 67951

• Home prices YoY: -21.9%
• Active inventory: 21
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$154 /mo · $1,842/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $92

Break-even live

Break-even rent $911

Max offer price $100,000

Occupancy floor 86%

Sensitivity live

Price	-10% $148	-5% $120	+0% $92	+5% $63	+10% $35
Rent	-10% $10	-5% $51	+0% $92	+5% $132	+10% $173
Rate	-1.0pp $142	-0.5pp $117	base $92	+0.5pp $66	+1.0pp $39

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 25 events

1. 2026-06-21
   days on market $100,000 Active 436 DOM
2. 2026-06-21
   days on market $100,000 Active 435 DOM
3. 2026-06-18
   days on market $100,000 Active 433 DOM
4. 2026-06-17
   days on market $100,000 Active 432 DOM
5. 2026-06-16
   days on market $100,000 Active 431 DOM
6. 2026-06-15
   days on market $100,000 Active 430 DOM
7. 2026-06-13
   days on market $100,000 Active 428 DOM
8. 2026-06-12
   days on market $100,000 Active 427 DOM
9. 2026-06-09
   days on market $100,000 Active 424 DOM
10. 2026-06-08
    days on market $100,000 Active 423 DOM
11. 2026-06-07
    days on market $100,000 Active 422 DOM
12. 2026-06-05
    days on market $100,000 Active 420 DOM
13. 2026-06-04
    days on market $100,000 Active 418 DOM
14. 2026-06-02
    days on market $100,000 Active 417 DOM
15. 2026-06-01
    days on market $100,000 Active 416 DOM
16. 2026-05-31
    days on market $100,000 Active 415 DOM
17. 2026-05-31
    days on market $100,000 Active 414 DOM
18. 2025-06-19
    price $100,000
19. 2025-04-25
    price $122,800
20. 2025-04-07
    listed $132,800 Active
21. 2015-01-29
    soldstatus 289-char remark

    Show marketing remark (289 chars)

    Large corner lot with single and double detached garages, circle drive. Two bedrooms on the main floor and two bedrooms in basement (non-conforming) This home also has two living areas, built in appliances, central H/A and a large fenced backyard. Close to schools and downtown merchants.

22. 2014-07-21
    listed $100,000 289-char remark

    Show marketing remark (289 chars)

    Large corner lot with single and double detached garages, circle drive. Two bedrooms on the main floor and two bedrooms in basement (non-conforming) This home also has two living areas, built in appliances, central H/A and a large fenced backyard. Close to schools and downtown merchants.

23. 2006-03-01
    soldstatus $77,000
24. 2001-04-01
    soldstatus $73,000
25. 1997-12-01
    soldstatus $77,000

ⓘ 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: $1,842 · $154/mo
• Projected year-2 tax: $1,842 · $154/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 20 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: $12,321
• − Mortgage interest: −$5,602
• − Property taxes: −$1,842
• − Insurance: −$500
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$2,909
• Taxable loss: −$503
• Est. tax savings @ 24.0%: +$121
• After-tax cash flow: $1,219/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: Hugoton Public Schools
• NCES district ID: 2007560
• Math proficiency: 25% ▼ -1.00%
• Reading proficiency: 29% ▬ 0.00%
• Median HH income: $54,338
• Composite: 24.12/100
• National rank: #7750
• State rank: #119 of 169 in KS

Livability — Hugoton

• Score: 73/100
• State rank: #95
• US rank: #5438

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hugoton, KS
• Population (ZIP): 4,610

Population outlook (Stevens County) Hauer SSP2

• Today (2025): 5,924 people
• By 2030: 6,043 · +2.0%
• By 2040: 6,409 · +8.2%
• By 2050: 6,931 · +17.0%
• By 2075: 8,992 · +51.8%
• By 2100: 11,644 · +96.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (54%)
• Race & ethnicity: White 54% Hispanic / Latino 42% Two or more races 20%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Danish 2% Scotch-Irish 2% Serbian 2%
• Foreign-born: 16% · Canada
• Languages at home: 69% English-only · Spanish 30% German/W. Germanic 1%

Political lean MEDSL · Stevens

• 2024 margin: Solid R (+75.5) · D 11.4% · R 86.9% · Other 1.6%
• 2008→2024 swing: -3.5pp toward R · 2008: -72.0pp · 2024: -75.5pp
• All cycles: 2024: R+75.5 2020: R+75.0 2016: R+72.8 2012: R+74.2 2008: R+72.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.33%
• Current HPI: 161.5621
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+29.9% since first listed

8 events — show timeline

• 2025-06-19 Price Changed $100,000 SWKSBOR
• 2025-04-25 Price Changed $122,800 SWKSBOR
• 2025-04-07 Listed $132,800 SWKSBOR
• 2015-01-29 Sold (MLS) — SWKSBOR
• 2014-07-21 Listed $100,000 SWKSBOR
• 2006-03-01 Sold (Public Records) $77,000 Public Records
• 2001-04-01 Sold (Public Records) $73,000 Public Records
• 1997-12-01 Sold (Public Records) $77,000 Public Records

Property tax history

-3.1%/yr

Latest (2025): $1,842 · -5.6% YoY. Source: county tax records.