712 S 5th St · Salina, KS 67401

$119,900

3 bd · 2.0 ba · 1,195 sqft · SingleFamily public records · 37 Days on market

Built 1916 7,405 sqft lot Est $125k · at est.

---

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 +19.5/30.0
• ARV discount +9.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.4/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Key facts

• Wood floors
• Updated windows
• One year old roof

Tags

• ONE YEAR OLD ROOF
• UPDATED WINDOWS
• LARGE FORMAL DINING ROOM
• WOOD FLOORS
• BONUS ROOM
• WALK IN PANTRY

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public sewer available
• Home design: Single-family onsite-built home
• Construction: Composition roofing; Full foundation
• Exterior features: One-and-a-half story lot/home configuration; Composition roof; Full foundation (no egress window)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air (electric); Forced air heating (natural gas)
• Interior features: Partially finished basement; Laundry located in basement
• Laundry & utility: Washer/dryer hookups in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#127 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime F, amenities F.
• Salina (town): math 21% / reading 30% proficiency, ranked #134 of 169 in KS (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Heusner Elem (math 37% / reading 37%, grade F, #358 of 684 statewide, top 56%, 414 students, 60% FRL); Lakewood Middle School (math 11% / reading 23%, grade F, #167 of 219 statewide, top 78%, 688 students, 65% FRL); Salina High Central (math 8% / reading 24%, grade F, #247 of 327 statewide, top 75%, 944 students, 57% FRL).
• Market conditions: Rents rising fast (+5.7%/yr); 330 active listings in the ZIP; 293 units permitted in Saline County in 2024 (186 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Saline County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $19k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1916 — 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 $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — 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. 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?
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: 1.04% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.85%
• DSCR: 1.22
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $125,475
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 Morningside Dr	0.59mi	4/2.0 (+1)	1,238 (+4%)	8mo	$129,500	$105	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.66% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.78×
• Total profit: $-7,352
• Equity at exit: $17,877

10-year hold

• IRR: 6.9%
• Equity multiple: 1.58×
• Total profit: $19,620
• Equity at exit: $10,367

Cash invested: $33,572 (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 67401

• Rents YoY: 5.7%
• Active inventory: 330
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$167 /mo · $1,999/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $136

Break-even live

Break-even rent $1,070

Max offer price $119,900

Occupancy floor 84%

Sensitivity live

Price	-10% $203	-5% $170	+0% $136	+5% $102	+10% $68
Rent	-10% $38	-5% $87	+0% $136	+5% $185	+10% $234
Rate	-1.0pp $196	-0.5pp $166	base $136	+0.5pp $105	+1.0pp $73

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-09
   status $119,900 Pending 37 DOM
2. 2026-06-08
   days on market $119,900 Active 37 DOM
3. 2026-06-07
   days on market $119,900 Active 36 DOM
4. 2026-06-05
   pricedays on market $119,900 Active 33 DOM
5. 2026-06-03
   days on market $139,000 Active 32 DOM
6. 2026-06-02
   days on market $139,000 Active 31 DOM
7. 2026-06-01
   days on market $139,000 Active 30 DOM
8. 2026-05-31
   days on market $139,000 Active 29 DOM
9. 2026-05-30
   days on market $139,000 Active 28 DOM
10. 2026-05-11
    status Active
11. 2026-05-05
    status Pending
12. 2026-04-29
    status Active
13. 2026-04-16
    status Pending
14. 2026-04-13
    listed $139,000 Active
15. 2014-08-11
    soldstatus $105,000
16. 2014-06-02
    listed $103,000
17. 2008-06-25
    soldstatus $102,500
18. 2008-06-06
    listed $99,900

ⓘ 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: $1,999 · $167/mo
• Projected year-2 tax: $1,999 · $167/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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: $14,900
• − Mortgage interest: −$6,716
• − Property taxes: −$1,999
• − Insurance: −$600
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$3,488
• Taxable loss: −$287
• Est. tax savings @ 24.0%: +$69
• After-tax cash flow: $1,696/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: Salina
• NCES district ID: 2011370
• Math proficiency: 21% ▼ -3.00%
• Reading proficiency: 30% ▼ -1.00%
• Median HH income: $44,726
• Composite: 21.94/100
• National rank: #8224
• State rank: #134 of 169 in KS

Livability — Salina

• Score: 71/100
• State rank: #127
• US rank: #6569

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salina, KS
• County: Saline County · 50,217 people
• City population: 50,217
• Metro: Salina, KS
• Population (ZIP): 50,217
• Household income: $64,606
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 1536.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 13% Two or more races 7% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 3% Iranian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 1% Korean 1%

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: ▼ -210.03%
• Current HPI: 175.4541
• Rent YoY: ▲ 5.66%
• Metro: Salina, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+39.1% since first listed

9 events — show timeline

• 2026-05-11 Relisted — SCKMLS as Distributed by MLS Grid
• 2026-05-05 Pending — SCKMLS as Distributed by MLS Grid
• 2026-04-29 Relisted — SCKMLS as Distributed by MLS Grid
• 2026-04-16 Pending — SCKMLS as Distributed by MLS Grid
• 2026-04-13 Listed $139,000 SCKMLS as Distributed by MLS Grid
• 2014-08-11 Sold (Public Records) $105,000 Public Records
• 2014-06-02 Listed $103,000 SCKMLS as Distributed by MLS Grid
• 2008-06-25 Sold (Public Records) $102,500 Public Records
• 2008-06-06 Listed $99,900 SCKMLS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2025): $1,999 · -12.4% YoY. Source: county tax records.