319 N 8th St · Sterling, KS 67579

$74,500

1 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 237 Days on market

Built 1915 10,454 sqft lot ↓ 17% 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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1915

Property features AI

Exterior

• Parking: Detached or attached 2-car garage; 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Shingle roof
• Exterior features: Chain link fencing; Paved road access; Lot approximately 0.24 acres

Interior

• Kitchen: Microwave
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile; Vinyl; Wood
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Washer; Microwave; Gas water heater; Crawl space basement
• Laundry & utility: Electric dryer hookup on the main level; Washer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($948 rent vs $74k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#24 in KS, #2,382 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Sterling (rural): math 55% / reading 49% proficiency, ranked #8 of 169 in KS (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sterling Grade School (math 67% / reading 52%, grade B-, #70 of 684 statewide, top 12%, 260 students, 46% FRL); Sterling Junior High/Senior High (math 42% / reading 42%, grade F, #12 of 327 statewide, top 5%, 214 students, 39% FRL).
• Market conditions: 20 active listings in the ZIP; 13 units permitted in Rice County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $515 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Rice County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 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 1915 — 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. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.49%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $2,872
• Equity at exit: $11,108

10-year hold

• IRR: 13.1%
• Equity multiple: 2.04×
• Total profit: $21,784
• Equity at exit: $6,441

Cash invested: $20,860 (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 67579

• Home prices YoY: -18.8%
• Active inventory: 20
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $948 medium
• Mortgage (P&I): −$391
• Tax est. 1.5%: −$93 /mo · $1,118/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $234

Break-even live

Break-even rent $652

Max offer price $74,500

Occupancy floor 70%

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $74,500 Active 237 DOM
2. 2026-06-17
   days on market $74,500 Active 236 DOM
3. 2026-06-16
   days on market $74,500 Active 235 DOM
4. 2026-06-15
   days on market $74,500 Active 234 DOM
5. 2026-06-13
   days on market $74,500 Active 232 DOM
6. 2026-06-12
   days on market $74,500 Active 231 DOM
7. 2026-06-09
   days on market $74,500 Active 228 DOM
8. 2026-06-08
   days on market $74,500 Active 227 DOM
9. 2026-06-05
   statusdays on market $74,500 Active 224 DOM
10. 2026-05-17
    status Pending
11. 2026-03-04
    price $74,500
12. 2025-11-13
    price $79,900
13. 2025-10-06
    listed $89,900 Active

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 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: $11,381
• − Mortgage interest: −$4,173
• − Property taxes: −$1,118
• − Insurance: −$372
• − Repairs & maintenance: −$911
• − Management: −$911
• − Depreciation: −$2,167
• Taxable income: $1,730
• Est. tax owed @ 24.0%: −$415
• After-tax cash flow: $2,398/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: Sterling
• NCES district ID: 2012030
• Math proficiency: 55% ▲ 1.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $48,454
• Composite: 44.33/100
• National rank: #2826
• State rank: #8 of 169 in KS

Livability — Sterling

• Score: 78/100
• State rank: #24
• US rank: #2382

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sterling, KS
• Population (ZIP): 2,971

Population outlook (Rice County) Hauer SSP2

• Today (2025): 9,798 people
• By 2030: 9,694 · -1.1%
• By 2040: 9,507 · -3.0%
• By 2050: 9,457 · -3.5%
• By 2075: 9,487 · -3.2%
• By 2100: 9,144 · -6.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 8% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Iranian 3% Slovak 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Rice

• 2024 margin: Solid R (+56.7) · D 20.8% · R 77.5% · Other 1.7%
• 2008→2024 swing: -16.5pp toward R · 2008: -40.2pp · 2024: -56.7pp
• All cycles: 2024: R+56.7 2020: R+52.8 2016: R+55.6 2012: R+47.8 2008: R+40.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.28%
• Current HPI: 220.9642
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-17.1% since first listed

4 events — show timeline

• 2026-05-17 Pending — MKMLS as distributed by MLS GRID
• 2026-03-04 Price Changed $74,500 MKMLS as distributed by MLS GRID
• 2025-11-13 Price Changed $79,900 MKMLS as distributed by MLS GRID
• 2025-10-06 Listed $89,900 MKMLS as distributed by MLS GRID