104 S Highland St · Assaria, KS 67416

$130,000

3 bd · 2.0 ba · 1,163 sqft · SingleFamily public records · 2 Days on market

Built 1895 0.25 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 +11.1/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• DSCR +3.2/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Private front porch
• Large walk-in closet
• Corner lot

Tags

• CORNER LOT
• PRIVATE FRONT PORCH
• BAR IN THE KITCHEN
• BUILT-INS
• LARGE WALK-IN CLOSET
• NEW WINDOWS

Property features AI

Finance

• HOA & community: Playground (association amenity)

Exterior

• Parking: Attached 2-car garage with garage door opener (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories
• Construction: Vinyl siding; Composition roof
• Exterior features: Chain link fencing; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator
• Basement: Exterior-entry basement; Block foundation
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Laminate; Tile; Other
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air; Ceiling fan(s); Window unit(s); Electric heating; Other heating
• Interior features: Breakfast bar
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-53 ($-641/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (18.5% below list).
• Recommended offer: $106k (18.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#45 in KS, #3,321 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Southeast Of Saline (rural): math 32% / reading 46% proficiency, ranked #30 of 169 in KS (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Southeast Saline Elem (math 32% / reading 52%, grade F, #273 of 684 statewide, top 45%, 352 students, 26% FRL); Southeast Saline High (math 32% / reading 37%, grade F, #32 of 327 statewide, top 13%, 339 students, 28% FRL).
• Market conditions: 2 active listings in the ZIP; 293 units permitted in Saline County in 2024 (186 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($899 loan paydown + $5k appreciation (4.2% local appreciation)).
• Saline County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $68k; list at $130k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — 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 $105,908 (18.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1895 — 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 D-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. 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?
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: 0.81% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.76%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.56×
• Total profit: $20,340
• Equity at exit: $67,039

10-year hold

• IRR: 11.1%
• Equity multiple: 2.86×
• Total profit: $67,726
• Equity at exit: $110,557

Cash invested: $36,400 (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 67416

• Home prices YoY: 2.6%
• Active inventory: 2
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$154 /mo · $1,850/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $-53

Break-even live

Break-even rent $1,127

Max offer price $120,566

Occupancy floor —

Sensitivity live

Price	-10% $20	-5% $-17	+0% $-53	+5% $-90	+10% $-127
Rent	-10% $-137	-5% $-95	+0% $-53	+5% $-12	+10% $30
Rate	-1.0pp $12	-0.5pp $-20	base $-53	+0.5pp $-87	+1.0pp $-121

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-06-21
   listed $130,000 Active 2 DOM

ⓘ 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: $1,850 · $154/mo
• Projected year-2 tax: $1,850 · $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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,709
• − Mortgage interest: −$7,282
• − Property taxes: −$1,850
• − Insurance: −$650
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$3,782
• Taxable loss: −$2,888
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $52/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: Southeast Of Saline
• NCES district ID: 2000001
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 46% ▲ 8.00%
• Median HH income: $60,069
• Composite: 34.57/100
• National rank: #5168
• State rank: #30 of 169 in KS

Livability — Assaria

• Score: 76/100
• State rank: #45
• US rank: #3321

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Assaria, KS
• Population (ZIP): 782

Population outlook (Saline County) Hauer SSP2

• Today (2025): 55,099 people
• By 2030: 54,446 · -1.2%
• By 2040: 52,572 · -4.6%
• By 2050: 50,362 · -8.6%
• By 2075: 45,522 · -17.4%
• By 2100: 40,059 · -27.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 2% Scotch-Irish 2% Romanian 2%
• Foreign-born: 2% · China, Canada

Political lean MEDSL · Saline

• 2024 margin: Solid R (+31.6) · D 33.3% · R 64.9% · Other 1.8%
• 2008→2024 swing: -5.3pp toward R · 2008: -26.2pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+30.5 2016: R+34.3 2012: R+32.2 2008: R+26.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.15%
• Current HPI: 160.7502
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+89.8% since first listed

2 events — show timeline

• 2026-06-19 Listed $130,000 MKMLS as distributed by MLS GRID
• 2014-07-01 Sold (Public Records) $68,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,850 · +0.3% YoY. Source: county tax records.