103 N Clinton St · Mankato, KS 66956

$35,000

3 bd · 1.0 ba · 998 sqft · SingleFamily public records · 25 Days on market

Built 1910

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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
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Built 1910
• Listed 25 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#153 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Rock Hills (rural): math 50% / reading 45% proficiency, ranked #27 of 280 in KS (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($242 loan paydown + $2k appreciation (6.3% local appreciation)).
• At projected returns (6.3% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $7k; list at $35k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $34,475 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.95% ✓
• Cap rate: 25.96%
• Cash-on-cash: 70.24%
• DSCR: 4.13
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 77.8%
• Equity multiple: 5.82×
• Total profit: $47,238
• Equity at exit: $22,623

10-year hold

• IRR: 74.8%
• Equity multiple: 12.25×
• Total profit: $110,228
• Equity at exit: $41,571

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 66956

• Home prices YoY: 3.7%
• Active inventory: 2
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $574

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 39%

Sensitivity live

Price	-10% $598	-5% $586	+0% $574	+5% $562	+10% $549
Rent	-10% $492	-5% $533	+0% $574	+5% $614	+10% $655
Rate	-1.0pp $591	-0.5pp $583	base $574	+0.5pp $565	+1.0pp $555

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 18 events

1. 2026-06-21
   days on market $35,000 Active 25 DOM
2. 2026-06-18
   days on market $35,000 Active 23 DOM
3. 2026-06-17
   days on market $35,000 Active 22 DOM
4. 2026-06-16
   days on market $35,000 Active 21 DOM
5. 2026-06-15
   days on market $35,000 Active 20 DOM
6. 2026-06-13
   days on market $35,000 Active 18 DOM
7. 2026-06-12
   days on market $35,000 Active 17 DOM
8. 2026-06-09
   days on market $35,000 Active 14 DOM
9. 2026-06-08
   days on market $35,000 Active 13 DOM
10. 2026-06-07
    days on market $35,000 Active 12 DOM
11. 2026-06-05
    days on market $35,000 Active 10 DOM
12. 2026-06-04
    days on market $35,000 Active 8 DOM
13. 2026-06-02
    days on market $35,000 Active 7 DOM
14. 2026-06-01
    days on market $35,000 Active 6 DOM
15. 2026-05-31
    days on market $35,000 Active 5 DOM
16. 2026-05-31
    days on market $35,000 Active 4 DOM
17. 2026-05-26
    listed $35,000 Active
18. 2008-10-01
    soldstatus $7,000

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 16 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: $12,387
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$1,018
• Taxable income: $6,727
• Est. tax owed @ 24.0%: −$1,614
• After-tax cash flow: $5,269/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: Rock Hills
• NCES district ID: 2000029
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $37,949
• Composite: 41.7/100
• National rank: #7195
• State rank: #27 of 280 in KS

Livability — Mankato

• Score: 70/100
• State rank: #153
• US rank: #7357

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mankato, KS
• Population (ZIP): 1,190

Population outlook (Jewell County) Hauer SSP2

• Today (2025): 2,826 people
• By 2030: 2,773 · -1.9%
• By 2040: 2,728 · -3.5%
• By 2050: 2,841 · +0.5%
• By 2075: 3,551 · +25.7%
• By 2100: 3,821 · +35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3% Black 2%
• Common ancestry: Slovak 3% Portuguese 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Jewell

• 2024 margin: Solid R (+75.9) · D 11.2% · R 87.0% · Other 1.8%
• 2008→2024 swing: -17.9pp toward R · 2008: -58.0pp · 2024: -75.9pp
• All cycles: 2024: R+75.9 2020: R+72.0 2016: R+69.0 2012: R+67.4 2008: R+58.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.28%
• Current HPI: 177.6651
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+400.0% since first listed

2 events — show timeline

• 2026-05-26 Listed $35,000 FSBO.com
• 2008-10-01 Sold (Public Records) $7,000 Public Records