1328 Niles Ave · Kinsley, KS 67547

$35,000

2 bd · 1.0 ba · 548 sqft · SingleFamily public records · 56 Days on market

Built 1920 0.96 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Attic space
• Private well
• Updated windows

Tags

• SPACIOUS LOT
• PRIVATE WELL
• ATTIC SPACE
• NEW ROOF
• UPDATED WINDOWS
• JUST UNDER ONE ACRE

Property features AI

Finance

• Other: Lot approximately 0.96 acres (dimensions roughly 150 x 280); Zoning: NC.1 / R-1

Exterior

• Utilities: Public sewer; Water available: public, well, or private
• Home design: Residential property
• Construction: Stucco exterior
• Exterior features: Composition roof

Interior

• Bedrooms: 2 bedrooms on the main level
• Interior features: Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $-37 ($-445/yr) — negative.
• To cash-flow at today's rent, offer at most $30k (15.3% below list).
• Meets the 1% rule at list price ($799 rent vs $35k).
• Recommended offer: $30k (15.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#183 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F.
• Kinsley-Offerle (rural): math 30% / reading 30% proficiency, ranked #172 of 280 in KS (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kinsley-Offerle Elementary Pre-K-5 (math 44% / reading 54%, grade D, #165 of 684 statewide, top 28%, 139 students, 57% FRL); Kinsley Jr/Sr High School (math 22% / reading 27%, grade F, #105 of 327 statewide, top 49%, 157 students, 54% FRL).
• Market conditions: 20 active listings in the ZIP.

Forward outlook

• In year one you build about $826 of equity ($242 loan paydown + $584 appreciation (1.7% local appreciation)).
• Edwards County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $3k; list at $35k implies a 1067% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,635 (15.3% 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. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.28% ✓
• Cap rate: 19.65%
• Cash-on-cash: 47.69%
• DSCR: 3.12
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-271
• Equity at exit: $13,184

10-year hold

• IRR: 4.5%
• Equity multiple: 1.60×
• Total profit: $5,880
• Equity at exit: $18,519

Cash invested: $9,800 (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 67547

• Home prices YoY: 0.9%
• Active inventory: 20
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $799 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $-37

Break-even live

Break-even rent $846

Max offer price $29,635

Occupancy floor 100%

Sensitivity live

Price	-10% $-13	-5% $-25	+0% $-37	+5% $-49	+10% $-61
Rent	-10% $-100	-5% $-69	+0% $-37	+5% $-6	+10% $26
Rate	-1.0pp $-19	-0.5pp $-28	base $-37	+0.5pp $-46	+1.0pp $-55

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $35,000 Active 56 DOM
2. 2026-06-21
   days on market $35,000 Active 55 DOM
3. 2026-06-21
   days on market $35,000 Active 54 DOM
4. 2026-06-18
   days on market $35,000 Active 52 DOM
5. 2026-06-17
   days on market $35,000 Active 51 DOM
6. 2026-06-16
   days on market $35,000 Active 50 DOM
7. 2026-06-15
   days on market $35,000 Active 49 DOM
8. 2026-06-13
   days on market $35,000 Active 47 DOM
9. 2026-06-12
   days on market $35,000 Active 46 DOM
10. 2026-06-09
    days on market $35,000 Active 43 DOM
11. 2026-06-08
    days on market $35,000 Active 42 DOM
12. 2026-06-07
    days on market $35,000 Active 41 DOM
13. 2026-06-05
    days on market $35,000 Active 39 DOM
14. 2026-06-04
    days on market $35,000 Active 37 DOM
15. 2026-06-02
    days on market $35,000 Active 36 DOM
16. 2026-06-01
    days on market $35,000 Active 35 DOM
17. 2026-05-31
    days on market $35,000 Active 34 DOM
18. 2026-05-31
    days on market $35,000 Active 33 DOM
19. 2026-04-21
    listed $35,000 Active
20. 2001-08-01
    soldstatus $3,000
21. 2001-08-01
    soldstatus $3,000
22. 1995-04-01
    soldstatus
23. 1995-04-01
    soldstatus

ⓘ 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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°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: $9,590
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$5,294
• − Repairs & maintenance: −$767
• − Management: −$767
• − Depreciation: −$1,018
• Taxable loss: −$742
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $-267/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: Kinsley-Offerle
• NCES district ID: 2008100
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $43,157
• Composite: 28.38/100
• National rank: #12126
• State rank: #172 of 280 in KS

Livability — Kinsley

• Score: 69/100
• State rank: #183
• US rank: #8396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kinsley, KS
• Population (ZIP): 1,658

Population outlook (Edwards County) Hauer SSP2

• Today (2025): 2,909 people
• By 2030: 2,871 · -1.3%
• By 2040: 2,800 · -3.7%
• By 2050: 2,738 · -5.9%
• By 2075: 2,702 · -7.1%
• By 2100: 2,512 · -13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 19% Two or more races 13%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 1% Iranian 1%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 16%

Political lean MEDSL · Edwards

• 2024 margin: Solid R (+65.3) · D 16.8% · R 82.1% · Other 1.1%
• 2008→2024 swing: -16.5pp toward R · 2008: -48.8pp · 2024: -65.3pp
• All cycles: 2024: R+65.3 2020: R+60.9 2016: R+63.1 2012: R+55.5 2008: R+48.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.67%
• Current HPI: 178.0256
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1066.7% since first listed

5 events — show timeline

• 2026-04-21 Listed $35,000 Hays MLS
• 2001-08-01 Sold (Public Records) $3,000 Public Records
• 2001-08-01 Sold (Public Records) $3,000 Public Records
• 1995-04-01 Sold (Public Records) — Public Records
• 1995-04-01 Sold (Public Records) — Public Records