13300 SE Main St · Spivey, KS 67142

$80,000

2 bd · 1.0 ba · 788 sqft · SingleFamily public records · 19 Days on market

Built 2019 1.33 ac 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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Key facts

• Fully remodeled
• Clear view
• Front porch

Tags

• FULLY REMODELED
• MINI SPLIT SYSTEM
• CIRCLE DRIVEWAY
• MATURE TREES
• FRONT PORCH
• CLEAR VIEW

Property features AI

Finance

• Financial info: Annual taxes listed for reference

Exterior

• Parking: 1-car garage; RV access/parking
• Utilities: Private water source; Septic tank
• Home design: Single family onsite built; One story
• Construction: Composition roof; No foundation details listed
• Exterior features: One-level home; On-site built single-family property; Storage structure on the property

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: Appliances include dryer, range, refrigerator, and washer; Main floor laundry; No basement
• Laundry & utility: Washer and dryer on the main floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($839 rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#624 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: housing D, amenities F, commute F.
• Kingman-Norwich (town): math 22% / reading 30% proficiency, ranked #129 of 169 in KS (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Kingman Elementary School (math 22% / reading 27%, grade F, #540 of 684 statewide, top 82%, 349 students, 59% FRL); Kingman Middle School (math 8% / reading 17%, grade F, #192 of 219 statewide, top 88%, 94 students, 54% FRL); Kingman High (math 15% / reading 24%, grade F, #198 of 327 statewide, top 66%, 203 students, 44% FRL) — zoned schools average 53% FRL vs 37% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 3 active listings in the ZIP; 52 units permitted in Kingman County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (3.0% local appreciation)).
• Kingman County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $80k implies a 841% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.05% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.89%
• DSCR: 1.44
• GRM: 7.9

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: 16.7%
• Equity multiple: 1.95×
• Total profit: $21,359
• Equity at exit: $35,971

10-year hold

• IRR: 18.2%
• Equity multiple: 3.66×
• Total profit: $59,529
• Equity at exit: $55,436

Cash invested: $22,400 (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 67142

• Active inventory: 3
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $839 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$25 /mo · $302/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $185

Break-even live

Break-even rent $605

Max offer price $80,000

Occupancy floor 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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-28
   status Pending
2. 2026-04-09
   listed $80,000 Active
3. 1987-09-01
   soldstatus $8,500

ⓘ 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: $302 · $25/mo
• Projected year-2 tax: $1,128 · $94/mo
• Expected delta: +$826/yr (+$69/mo · 273.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,065
• − Mortgage interest: −$4,481
• − Property taxes: −$302
• − Insurance: −$400
• − Repairs & maintenance: −$805
• − Management: −$805
• − Depreciation: −$2,327
• Taxable income: $944
• Est. tax owed @ 24.0%: −$227
• After-tax cash flow: $1,988/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: Kingman-Norwich
• NCES district ID: 2008070
• Math proficiency: 22% ▬ 0.00%
• Reading proficiency: 30% ▲ 1.00%
• Median HH income: $48,914
• Composite: 22.76/100
• National rank: #8028
• State rank: #129 of 169 in KS

Livability — Spivey

• Score: 50/100
• State rank: #624
• US rank: #25493

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 322

Population outlook (Kingman County) Hauer SSP2

• Today (2025): 7,491 people
• By 2030: 7,380 · -1.5%
• By 2040: 7,090 · -5.4%
• By 2050: 6,736 · -10.1%
• By 2075: 6,400 · -14.6%
• By 2100: 6,125 · -18.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Scotch-Irish 3% Italian 1% Serbian 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Kingman

• 2024 margin: Solid R (+59.9) · D 19.1% · R 79.0% · Other 1.9%
• 2008→2024 swing: -15.2pp toward R · 2008: -44.8pp · 2024: -59.9pp
• All cycles: 2024: R+59.9 2020: R+60.0 2016: R+58.3 2012: R+51.3 2008: R+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+841.2% since first listed

3 events — show timeline

• 2026-04-28 Pending — SCKMLS as Distributed by MLS Grid
• 2026-04-09 Listed $80,000 SCKMLS as Distributed by MLS Grid
• 1987-09-01 Sold (Public Records) $8,500 Public Records

Property tax history

+49.7%/yr

Latest (2025): $302 · +4.4% YoY. Source: county tax records.