420 Commercial St · Havensville, KS 66432

$89,000

2 bd · 1.0 ba · 1,446 sqft · SingleFamily public records · 36 Days on market

Built 1900 6,970 sqft lot

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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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Covered porch
• Spacious mud room
• Backup generator

Tags

• CORNER LOT
• MAIN-FLOOR LAUNDRY
• SPACIOUS MUD ROOM
• BACKUP GENERATOR
• COVERED PORCH
• WOODEN SHED

Property features AI

Exterior

• Parking: Attached garage/carport; 1 garage space
• Home design: Single-family residence; Residential property
• Construction: Wood siding; Metal roof; Above-grade finished living area
• Exterior features: Corner lot

Interior

• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Carpet flooring; Unfinished basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#162 in KS) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• Onaga-Havensville-Wheaton (rural): math 25% / reading 30% proficiency, ranked #182 of 280 in KS (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP; 114 units permitted in Pottawatomie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($615 loan paydown + $3k appreciation (3.0% local appreciation)).
• Pottawatomie County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, 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 36 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1900 — 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. 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?
5. Crime grade is D 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?
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: 1.16% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.65%
• DSCR: 1.61
• GRM: 7.2

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: 20.3%
• Equity multiple: 2.15×
• Total profit: $28,736
• Equity at exit: $40,018

10-year hold

• IRR: 21.4%
• Equity multiple: 4.09×
• Total profit: $76,972
• Equity at exit: $61,673

Cash invested: $24,920 (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 66432

• Active inventory: 6
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$32 /mo · $382/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $283

Break-even live

Break-even rent $678

Max offer price $89,000

Occupancy floor 68%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $89,000 Active 36 DOM
2. 2026-06-17
   days on market $89,000 Active 35 DOM
3. 2026-06-16
   days on market $89,000 Active 34 DOM
4. 2026-06-15
   days on market $89,000 Active 33 DOM
5. 2026-06-13
   days on market $89,000 Active 31 DOM
6. 2026-06-12
   days on market $89,000 Active 30 DOM
7. 2026-06-09
   days on market $89,000 Active 27 DOM
8. 2026-06-08
   days on market $89,000 Active 26 DOM
9. 2026-06-07
   days on market $89,000 Active 25 DOM
10. 2026-06-05
    days on market $89,000 Active 23 DOM
11. 2026-06-04
    days on market $89,000 Active 21 DOM
12. 2026-06-02
    days on market $89,000 Active 20 DOM
13. 2026-06-01
    days on market $89,000 Active 19 DOM
14. 2026-05-31
    days on market $89,000 Active 18 DOM
15. 2026-05-31
    days on market $89,000 Active 17 DOM
16. 2026-05-11
    listed $89,000 Active

ⓘ 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: $382 · $32/mo
• Projected year-2 tax: $1,255 · $105/mo
• Expected delta: +$873/yr (+$73/mo · 228.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,440
• − Mortgage interest: −$4,985
• − Property taxes: −$382
• − Insurance: −$445
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$2,589
• Taxable income: $2,049
• Est. tax owed @ 24.0%: −$492
• After-tax cash flow: $2,909/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: Onaga-Havensville-Wheaton
• NCES district ID: 2010170
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $52,851
• Composite: 27.33/100
• National rank: #12415
• State rank: #182 of 280 in KS

Livability — Havensville

• Score: 70/100
• State rank: #162
• US rank: #7674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Havensville, KS
• Population (ZIP): 554

Population outlook (Pottawatomie County) Hauer SSP2

• Today (2025): 25,971 people
• By 2030: 27,362 · +5.4%
• By 2040: 30,086 · +15.8%
• By 2050: 32,560 · +25.4%
• By 2075: 38,284 · +47.4%
• By 2100: 40,235 · +54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 1%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 1%

Political lean MEDSL · Pottawatomie

• 2024 margin: Solid R (+47.6) · D 25.2% · R 72.8% · Other 2.0%
• 2008→2024 swing: -3.6pp toward R · 2008: -44.0pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+46.7 2016: R+50.8 2012: R+47.3 2008: R+44.0

Not yet ingested

• Civics: —

Market trends

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

Price history

1 event — show timeline

• 2026-05-11 Listed $89,000 Sunflower MLS as distributed by MLS GRID

Property tax history

+3.3%/yr

Latest (2024): $382 · +21.0% YoY. Source: county tax records.