317 W 8th St. St · Quinter, KS 67752

$95,000

10 bd · 3.5 ba · 5,510 sqft · SingleFamily public records · 198 Days on market

Built 1924 0.57 ac lot ↓ 10% 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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Separate dining room
• Water softener
• Central ac/ht

Tags

• LARGE KITCHEN
• SEPARATE DINING ROOM
• NEW ON DEMAND WATER HEATER
• CENTRAL AC/HT
• REVERSE OSMOSIS
• WATER SOFTENER

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Residential property
• Construction: Composition roof; Concrete basement
• Exterior features: Covered patio/porch; Deck

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator
• Bedrooms: 7 bedrooms on the main level
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Window coverings; Water softener
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 10-bed/3.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#98 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D-, amenities F, commute F.
• Quinter Public Schools (rural): math 40% / reading 50% proficiency, ranked #30 of 280 in KS (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($657 loan paydown + $2k appreciation (2.2% local appreciation)).
• Gove County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 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 1924 — 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. 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: 1.26% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.96%
• DSCR: 1.49
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 1.86×
• Total profit: $22,797
• Equity at exit: $38,282

10-year hold

• IRR: 18.1%
• Equity multiple: 3.44×
• Total profit: $64,913
• Equity at exit: $55,758

Cash invested: $26,600 (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 67752

• Home prices YoY: 1.1%
• Active inventory: 6
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$164 /mo · $1,970/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $243

Break-even live

Break-even rent $889

Max offer price $95,000

Occupancy floor 75%

Sensitivity live

Price	-10% $297	-5% $270	+0% $243	+5% $216	+10% $189
Rent	-10% $148	-5% $196	+0% $243	+5% $290	+10% $337
Rate	-1.0pp $291	-0.5pp $267	base $243	+0.5pp $218	+1.0pp $193

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $95,000 Active 198 DOM
2. 2026-06-17
   days on market $95,000 Active 197 DOM
3. 2026-06-16
   days on market $95,000 Active 196 DOM
4. 2026-06-15
   days on market $95,000 Active 195 DOM
5. 2026-06-13
   days on market $95,000 Active 193 DOM
6. 2026-06-12
   days on market $95,000 Active 192 DOM
7. 2026-06-09
   days on market $95,000 Active 189 DOM
8. 2026-06-08
   days on market $95,000 Active 188 DOM
9. 2026-06-07
   days on market $95,000 Active 187 DOM
10. 2026-06-05
    days on market $95,000 Active 185 DOM
11. 2026-06-04
    days on market $95,000 Active 183 DOM
12. 2026-06-02
    days on market $95,000 Active 182 DOM
13. 2026-06-01
    days on market $95,000 Active 181 DOM
14. 2026-05-31
    days on market $95,000 Active 180 DOM
15. 2026-05-31
    days on market $95,000 Active 179 DOM
16. 2026-02-25
    price $95,000
17. 2025-12-02
    listed $105,000 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: $1,970 · $164/mo
• Projected year-2 tax: $1,970 · $164/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°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: $14,353
• − Mortgage interest: −$5,321
• − Property taxes: −$1,970
• − Insurance: −$475
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$2,764
• Taxable income: $1,526
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $2,549/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: Quinter Public Schools
• NCES district ID: 2010950
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $45,133
• Composite: 40.38/100
• National rank: #7744
• State rank: #30 of 280 in KS

Livability — Quinter

• Score: 73/100
• State rank: #98
• US rank: #5609

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quinter, KS
• Population (ZIP): 1,603

Population outlook (Gove County) Hauer SSP2

• Today (2025): 2,613 people
• By 2030: 2,620 · +0.3%
• By 2040: 2,705 · +3.5%
• By 2050: 2,854 · +9.2%
• By 2075: 3,430 · +31.3%
• By 2100: 3,595 · +37.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Serbian 4% Scotch-Irish 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Gove

• 2024 margin: Solid R (+77.2) · D 10.7% · R 87.9% · Other 1.4%
• 2008→2024 swing: -15.5pp toward R · 2008: -61.7pp · 2024: -77.2pp
• All cycles: 2024: R+77.2 2020: R+76.3 2016: R+73.6 2012: R+71.7 2008: R+61.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.16%
• Current HPI: 199.6207
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-9.5% since first listed

2 events — show timeline

• 2026-02-25 Price Changed $95,000 Hays MLS
• 2025-12-02 Listed $105,000 Hays MLS

Property tax history

+1.7%/yr

Latest (2025): $1,970 · +20.7% YoY. Source: county tax records.