403 30th Street St · Wilson, KS 67490

$70,000

2 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 80 Days on market

Built 1948 0.34 ac 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Covered front porch
• Partial basement
• Large back yard

Tags

• CORNER LOT
• FENCED IN YARD
• LARGE BACK YARD
• COVERED FRONT PORCH
• DETACHED GARAGE
• PARTIAL BASEMENT

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential property; Lot dimensions approximately 150 x 100; Zoned NC.1 / R-1
• Exterior features: Covered patio/porch; Fenced yard; Composition roof

Interior

• Bedrooms: 2 main-level bedrooms
• Heating & cooling: Central air conditioning
• Interior features: Window coverings; Partial concrete basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($974 rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#140 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime F, amenities D-.
• Market conditions: 2 active listings in the ZIP; 2 units permitted in Ellsworth County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($484 loan paydown + $4k appreciation (6.3% local appreciation)).
• At projected returns (6.3% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, 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 80 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $70k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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 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?
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: 1.39% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.51%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.6%
• Equity multiple: 3.02×
• Total profit: $39,669
• Equity at exit: $45,313

10-year hold

• IRR: 28.3%
• Equity multiple: 6.21×
• Total profit: $102,146
• Equity at exit: $83,326

Cash invested: $19,600 (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 67490

• Home prices YoY: 3.6%
• Active inventory: 2
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $974 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $286

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 66%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $70,000 Active 80 DOM
2. 2026-06-17
   days on market $70,000 Active 79 DOM
3. 2026-06-16
   days on market $70,000 Active 78 DOM
4. 2026-06-15
   days on market $70,000 Active 77 DOM
5. 2026-06-13
   days on market $70,000 Active 75 DOM
6. 2026-06-12
   days on market $70,000 Active 74 DOM
7. 2026-06-09
   days on market $70,000 Active 71 DOM
8. 2026-06-08
   days on market $70,000 Active 70 DOM
9. 2026-06-07
   days on market $70,000 Active 69 DOM
10. 2026-06-05
    days on market $70,000 Active 67 DOM
11. 2026-06-04
    days on market $70,000 Active 65 DOM
12. 2026-06-02
    days on market $70,000 Active 64 DOM
13. 2026-06-01
    days on market $70,000 Active 63 DOM
14. 2026-05-31
    days on market $70,000 Active 62 DOM
15. 2026-05-31
    days on market $70,000 Active 61 DOM
16. 2026-03-30
    listed $70,000 Active
17. 2007-10-01
    soldstatus $40,000
18. 2000-03-01
    soldstatus $45,000
19. 1988-08-01
    soldstatus $21,000

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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: $11,692
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$2,036
• Taxable income: $2,464
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $2,840/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)

No district data.

Livability — Wilson

• Score: 71/100
• State rank: #140
• US rank: #6925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilson, KS
• Population (ZIP): 991

Population outlook (Ellsworth County) Hauer SSP2

• Today (2025): 6,172 people
• By 2030: 6,115 · -0.9%
• By 2040: 6,002 · -2.8%
• By 2050: 6,064 · -1.7%
• By 2075: 6,342 · +2.8%
• By 2100: 6,304 · +2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 15% Hispanic / Latino 2% Black 1%
• Common ancestry: Serbian 3% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 0%

Political lean MEDSL · Ellsworth

• 2024 margin: Solid R (+52.3) · D 23.1% · R 75.3% · Other 1.6%
• 2008→2024 swing: -12.5pp toward R · 2008: -39.8pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+52.0 2016: R+54.0 2012: R+45.2 2008: R+39.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.30%
• Current HPI: 183.0829
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+233.3% since first listed

4 events — show timeline

• 2026-03-30 Listed $70,000 Hays MLS
• 2007-10-01 Sold (Public Records) $40,000 Public Records
• 2000-03-01 Sold (Public Records) $45,000 Public Records
• 1988-08-01 Sold (Public Records) $21,000 Public Records