233 E 11th St. St · Hays, KS 67601

$89,000

1 bd · 1.0 ba · 761 sqft · SingleFamily public records · 12 Days on market

Built 1909 3,920 sqft lot

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Why this score? — see what drove the C- 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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this sweet little investment property!! It`s got all the charm and potential you`re looking for in a small package, out of the flood zone!! With a proven rental history it’s perfect for those wanting to dip their toes into real estate investing or expand their portfolio. Don`t let this opportunity slip away!! Call Leah today for a showing!! [phone] Under contract. Bring back up offers. .

Key facts

• Carport
• Original wood floors
• Functional layout

Tags

• CORNER LOT
• WALKING DISTANCE TO DOWNTOWN
• ORIGINAL WOOD FLOORS
• FUNCTIONAL LAYOUT
• CARPORT
• UNFINISHED PARTIAL BASEMENT

Property features AI

Finance

• Other: Lot approximately 50 x 75 (0.09 acre); Zoning: NC.3 / R-3

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential property; Entry level: 1
• Construction: Composition roof
• Exterior features: Covered patio/porch

Interior

• Kitchen: Range; Oven; Refrigerator; Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Heating & cooling: Window unit cooling
• Interior features: Eat-in kitchen; Window coverings; Partial basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $125 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (0.7% below list).
• Recommended offer: $88k (0.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#10 in KS, #1,501 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment C-, commute F.
• Hays (town): math 36% / reading 47% proficiency, ranked #27 of 169 in KS (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 141 active listings in the ZIP; 34 units permitted in Ellis County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($61k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ellis County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $88,345 (0.7% below list)

Questions for the listing agent

1. Built in 1909 — 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. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.97%
• Cash-on-cash: 6.00%
• DSCR: 1.27
• GRM: 8.4

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-6,499
• Equity at exit: $13,270

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $4,508
• Equity at exit: $7,695

Cash invested: $24,920 (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 67601

• Active inventory: 141
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $883 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$70 /mo · $834/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $125

Break-even live

Break-even rent $726

Max offer price $89,000

Occupancy floor 81%

Sensitivity live

Price	-10% $175	-5% $150	+0% $125	+5% $99	+10% $74
Rent	-10% $55	-5% $90	+0% $125	+5% $159	+10% $194
Rate	-1.0pp $169	-0.5pp $147	base $125	+0.5pp $102	+1.0pp $78

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $89,000 Active 12 DOM
2. 2026-06-18
   days on market $89,000 Active 11 DOM
3. 2026-06-17
   days on market $89,000 Active 10 DOM
4. 2026-06-16
   days on market $89,000 Active 9 DOM
5. 2026-06-15
   days on market $89,000 Active 8 DOM
6. 2026-06-14
   days on market $89,000 Active 6 DOM
7. 2026-06-12
   days on market $89,000 Active 5 DOM
8. 2026-06-09
   days on market $89,000 Active 2 DOM
9. 2026-06-08
   listed $89,000 Active 1 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: $834 · $70/mo
• Projected year-2 tax: $1,255 · $105/mo
• Expected delta: +$421/yr (+$35/mo · 50.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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: $10,601
• − Mortgage interest: −$4,985
• − Property taxes: −$834
• − Insurance: −$445
• − Repairs & maintenance: −$848
• − Management: −$848
• − Depreciation: −$2,589
• Taxable income: $51
• Est. tax owed @ 24.0%: −$12
• After-tax cash flow: $1,483/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: Hays
• NCES district ID: 2007020
• Math proficiency: 36% ▼ -6.00%
• Reading proficiency: 47% ▲ 3.00%
• Median HH income: $44,639
• Composite: 35.18/100
• National rank: #4998
• State rank: #27 of 169 in KS

Livability — Hays

• Score: 81/100
• State rank: #10
• US rank: #1501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hays, KS
• County: Ellis County · 24,330 people
• City population: 24,330
• Metro: Hays, KS
• Population (ZIP): 24,330
• Household income: $61,417
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 1019.0

Population outlook (Ellis County) Hauer SSP2

• Today (2025): 30,414 people
• By 2030: 31,166 · +2.5%
• By 2040: 32,361 · +6.4%
• By 2050: 33,598 · +10.5%
• By 2075: 36,890 · +21.3%
• By 2100: 39,282 · +29.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 4% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 92% English-only · Spanish 5% German/W. Germanic 1% Chinese 1%

Political lean MEDSL · Ellis

• 2024 margin: Solid R (+46.1) · D 26.0% · R 72.1% · Other 1.9%
• 2008→2024 swing: -12.4pp toward R · 2008: -33.7pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+44.0 2016: R+48.4 2012: R+43.8 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -164.33%
• Current HPI: 148.4497
• Rent YoY: —
• Metro: Hays, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+22.8% since first listed

12 events — show timeline

• 2026-06-05 Listed $89,000 Hays MLS
• 2024-06-28 Sold (MLS) — Hays MLS
• 2024-06-24 Pending — Hays MLS
• 2024-05-30 Contingent — Hays MLS
• 2024-05-21 Price Changed $75,000 Hays MLS
• 2024-05-08 Relisted — Hays MLS
• 2024-05-08 Delisted — Hays MLS
• 2024-05-07 Listed $80,000 Hays MLS
• 2023-04-06 Sold (MLS) — Hays MLS
• 2023-03-27 Pending — Hays MLS
• 2023-03-02 Contingent — Hays MLS
• 2023-02-16 Listed $72,500 Hays MLS

Property tax history

+4.7%/yr

Latest (2025): $834 · +6.8% YoY. Source: county tax records.