400 W 5th St · Longton, KS 67352

$37,000

3 bd · 2.0 ba · 975 sqft · SingleFamily public records · 32 Days on market

Built 1967 0.44 ac lot

---

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
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Large yard
• Carport
• Storage shed

Tags

• LARGE YARD
• CARPORT
• STORAGE SHED
• OUTDOOR SPACE

Property features AI

Finance

• HOA & community: No association fees; No maintenance provided

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Residential property (Other subtype)
• Construction: Wood siding; Composition roof; Approximately 51–75 years old
• Exterior features: Lot approximately 18,960 square feet; Flood plain status unknown; Directions: From Longton, KS go south on Kansas Ave then west on 5th Street to property

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Ranch floor plan; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $37k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($898 rent vs $37k).
• Recommended offer: $36k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#363 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime F, amenities F, commute F.
• Elk Valley (rural): math 20% / reading 40% proficiency, ranked #177 of 280 in KS (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($256 loan paydown + $1k appreciation (3.0% local appreciation)).
• Elk County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $37k implies a 270% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,890 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.43% ✓
• Cap rate: 21.00%
• Cash-on-cash: 52.52%
• DSCR: 3.34
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $95,550
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 W 6th St	0.10mi	3/2.0	1,120 (+15%)	8mo	$110,000	$98	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 57.6%
• Equity multiple: 4.22×
• Total profit: $33,350
• Equity at exit: $16,637

10-year hold

• IRR: 57.2%
• Equity multiple: 8.56×
• Total profit: $78,274
• Equity at exit: $25,639

Cash invested: $10,360 (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 67352

• Active inventory: 7
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $898 medium
• Mortgage (P&I): −$194
• Tax est. 1.5%: −$46 /mo · $555/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $453

Break-even live

Break-even rent $324

Max offer price $37,000

Occupancy floor 44%

Sensitivity live

Price	-10% $479	-5% $466	+0% $453	+5% $441	+10% $428
Rent	-10% $383	-5% $418	+0% $453	+5% $489	+10% $524
Rate	-1.0pp $472	-0.5pp $463	base $453	+0.5pp $444	+1.0pp $434

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: $9,250
• Closing costs: $1,110
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $37,000 Active 32 DOM
2. 2026-06-18
   days on market $37,000 Active 30 DOM
3. 2026-06-17
   days on market $37,000 Active 29 DOM
4. 2026-06-16
   days on market $37,000 Active 28 DOM
5. 2026-06-15
   days on market $37,000 Active 27 DOM
6. 2026-06-13
   days on market $37,000 Active 25 DOM
7. 2026-06-12
   days on market $37,000 Active 24 DOM
8. 2026-06-09
   days on market $37,000 Active 21 DOM
9. 2026-06-08
   days on market $37,000 Active 20 DOM
10. 2026-06-07
    days on market $37,000 Active 19 DOM
11. 2026-06-05
    days on market $37,000 Active 17 DOM
12. 2026-06-04
    days on market $37,000 Active 15 DOM
13. 2026-06-02
    days on market $37,000 Active 14 DOM
14. 2026-06-01
    days on market $37,000 Active 13 DOM
15. 2026-05-31
    days on market $37,000 Active 12 DOM
16. 2026-05-31
    days on market $37,000 Active 11 DOM
17. 2026-05-19
    listed $37,000 Active
18. 2001-05-01
    soldstatus $10,000
19. 2001-05-01
    soldstatus $10,000

ⓘ 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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,772
• − Mortgage interest: −$2,073
• − Property taxes: −$555
• − Insurance: −$185
• − Repairs & maintenance: −$862
• − Management: −$862
• − Depreciation: −$1,076
• Taxable income: $5,159
• Est. tax owed @ 24.0%: −$1,238
• After-tax cash flow: $4,203/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: Elk Valley
• NCES district ID: 2005760
• Math proficiency: 20% ▲ 20.00%
• Reading proficiency: 40% ▲ 20.00%
• Median HH income: $38,172
• Composite: 27.87/100
• National rank: #12276
• State rank: #177 of 280 in KS

Livability — Longton

• Score: 62/100
• State rank: #363
• US rank: #16312

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Longton, KS
• Population (ZIP): 475

Population outlook (Elk County) Hauer SSP2

• Today (2025): 2,111 people
• By 2030: 1,896 · -10.2%
• By 2040: 1,572 · -25.5%
• By 2050: 1,386 · -34.3%
• By 2075: 1,363 · -35.4%
• By 2100: 1,547 · -26.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Native American 1%
• Common ancestry: Italian 4% Scotch-Irish 3% Slovak 3%
• Foreign-born: 0%

Political lean MEDSL · Elk

• 2024 margin: Solid R (+69.7) · D 14.3% · R 83.9% · Other 1.8%
• 2008→2024 swing: -22.3pp toward R · 2008: -47.4pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+69.7 2016: R+70.5 2012: R+56.3 2008: R+47.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+270.0% since first listed

3 events — show timeline

• 2026-05-19 Listed $37,000 Heartland MLS as Distributed by MLS Grid
• 2001-05-01 Sold (Public Records) $10,000 Public Records
• 2001-05-01 Sold (Public Records) $10,000 Public Records