210 S Oak St · Stockton, KS 67669

$90,000

2 bd · 2.0 ba · 1,554 sqft · SingleFamily public records · 153 Days on market

Built 1947 5,280 sqft lot

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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 +25.5/30.0
• DSCR +8.4/10.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Come and see this well cared for home with wonderful shade trees. This story and a half, offers the master bedroom on the main floor with a full bathroom and laundry nearby. The two other bedrooms are upstairs and shares a full bathroom also. The home offers a formal dining room by the living room and a breakfast nook in the kitchen. Any chief will love this kitchen which has a wonderful island for preparing a great meal. Right off of the kitchen is extra room for a home office or a sewing room. A detached oversized on car garage with a carport makes bringing in the groceries a breeze. The home features a newer central air and heat and the roof is only 1 year old. Call Mike Downing today to see this home. 785-249-2134.

Key facts

• Formal dining
• Laundry room
• Large island

Tags

• MASTER ON THE MAIN FLOOR
• LAUNDRY ROOM
• FORMAL DINING
• BREAKFAST EATING AREA
• UPDATED KITCHEN
• LARGE ISLAND

Property features AI

Finance

• Other: Zoning: NC.2 / R-2

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Residential property; Single-story home; Entry at main level
• Construction: Composition roof
• Exterior features: Covered patio/porch; Lot roughly 88 x 60 (approx. 0.13 acre)

Interior

• Kitchen: Dishwasher; Microwave; Range / Oven; Refrigerator
• Bedrooms: 1 main-level bedroom
• Heating & cooling: Central air conditioning
• Interior features: Window coverings; 10 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#121 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools F, amenities F.
• Stockton (rural): math 10% / reading 25% proficiency, ranked #275 of 280 in KS (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP; 3 units permitted in Rooks County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($622 loan paydown + $6k appreciation (6.7% local appreciation)).
• At projected returns (6.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $90k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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 1947 — 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. 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?
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: 1.17% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 2.71×
• Total profit: $43,090
• Equity at exit: $60,617

10-year hold

• IRR: 23.2%
• Equity multiple: 5.58×
• Total profit: $115,533
• Equity at exit: $113,594

Cash invested: $25,200 (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 67669

• Home prices YoY: 3.8%
• Active inventory: 6
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $209

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 75%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $90,000 Active 153 DOM
2. 2026-06-17
   days on market $90,000 Active 152 DOM
3. 2026-06-16
   days on market $90,000 Active 151 DOM
4. 2026-06-15
   days on market $90,000 Active 150 DOM
5. 2026-06-13
   days on market $90,000 Active 148 DOM
6. 2026-06-12
   days on market $90,000 Active 147 DOM
7. 2026-06-09
   days on market $90,000 Active 144 DOM
8. 2026-06-08
   days on market $90,000 Active 143 DOM
9. 2026-06-07
   days on market $90,000 Active 142 DOM
10. 2026-06-05
    days on market $90,000 Active 140 DOM
11. 2026-06-04
    days on market $90,000 Active 138 DOM
12. 2026-06-03
    price $90,000 Active 137 DOM
13. 2026-06-02
    days on market $92,600 Active 137 DOM
14. 2026-06-01
    days on market $92,600 Active 136 DOM
15. 2026-05-31
    days on market $92,600 Active 135 DOM
16. 2026-05-31
    days on market $92,600 Active 134 DOM
17. 2026-04-25
    price $92,600
18. 2026-03-09
    price $94,600
19. 2026-03-09
    price $96,400
20. 2026-01-16
    listed $97,500 Active
21. 2025-06-17
    soldstatus Closed 728-char remark

    Show marketing remark (728 chars)

    Come and see this well cared for home with wonderful shade trees. This story and a half, offers the master bedroom on the main floor with a full bathroom and laundry nearby. The two other bedrooms are upstairs and shares a full bathroom also. The home offers a formal dining room by the living room and a breakfast nook in the kitchen. Any chief will love this kitchen which has a wonderful island for preparing a great meal. Right off of the kitchen is extra room for a home office or a sewing room. A detached oversized on car garage with a carport makes bringing in the groceries a breeze. The home features a newer central air and heat and the roof is only 1 year old. Call Mike Downing today to see this home. 785-249-2134.

22. 2025-05-27
    status Pending 728-char remark

    Show marketing remark (728 chars)

    Come and see this well cared for home with wonderful shade trees. This story and a half, offers the master bedroom on the main floor with a full bathroom and laundry nearby. The two other bedrooms are upstairs and shares a full bathroom also. The home offers a formal dining room by the living room and a breakfast nook in the kitchen. Any chief will love this kitchen which has a wonderful island for preparing a great meal. Right off of the kitchen is extra room for a home office or a sewing room. A detached oversized on car garage with a carport makes bringing in the groceries a breeze. The home features a newer central air and heat and the roof is only 1 year old. Call Mike Downing today to see this home. 785-249-2134.

23. 2025-05-15
    price $95,000 728-char remark

    Show marketing remark (728 chars)

    Come and see this well cared for home with wonderful shade trees. This story and a half, offers the master bedroom on the main floor with a full bathroom and laundry nearby. The two other bedrooms are upstairs and shares a full bathroom also. The home offers a formal dining room by the living room and a breakfast nook in the kitchen. Any chief will love this kitchen which has a wonderful island for preparing a great meal. Right off of the kitchen is extra room for a home office or a sewing room. A detached oversized on car garage with a carport makes bringing in the groceries a breeze. The home features a newer central air and heat and the roof is only 1 year old. Call Mike Downing today to see this home. 785-249-2134.

24. 2025-05-15
    status Active 728-char remark

    Show marketing remark (728 chars)

    Come and see this well cared for home with wonderful shade trees. This story and a half, offers the master bedroom on the main floor with a full bathroom and laundry nearby. The two other bedrooms are upstairs and shares a full bathroom also. The home offers a formal dining room by the living room and a breakfast nook in the kitchen. Any chief will love this kitchen which has a wonderful island for preparing a great meal. Right off of the kitchen is extra room for a home office or a sewing room. A detached oversized on car garage with a carport makes bringing in the groceries a breeze. The home features a newer central air and heat and the roof is only 1 year old. Call Mike Downing today to see this home. 785-249-2134.

25. 2025-04-30
    status Pending 728-char remark

    Show marketing remark (728 chars)

    Come and see this well cared for home with wonderful shade trees. This story and a half, offers the master bedroom on the main floor with a full bathroom and laundry nearby. The two other bedrooms are upstairs and shares a full bathroom also. The home offers a formal dining room by the living room and a breakfast nook in the kitchen. Any chief will love this kitchen which has a wonderful island for preparing a great meal. Right off of the kitchen is extra room for a home office or a sewing room. A detached oversized on car garage with a carport makes bringing in the groceries a breeze. The home features a newer central air and heat and the roof is only 1 year old. Call Mike Downing today to see this home. 785-249-2134.

26. 2024-08-16
    listed $99,000 Active 728-char remark

    Show marketing remark (728 chars)

    Come and see this well cared for home with wonderful shade trees. This story and a half, offers the master bedroom on the main floor with a full bathroom and laundry nearby. The two other bedrooms are upstairs and shares a full bathroom also. The home offers a formal dining room by the living room and a breakfast nook in the kitchen. Any chief will love this kitchen which has a wonderful island for preparing a great meal. Right off of the kitchen is extra room for a home office or a sewing room. A detached oversized on car garage with a carport makes bringing in the groceries a breeze. The home features a newer central air and heat and the roof is only 1 year old. Call Mike Downing today to see this home. 785-249-2134.

27. 1998-02-01
    soldstatus $24,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,618
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$2,618
• Taxable income: $1,139
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $2,231/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: Stockton
• NCES district ID: 2012060
• Math proficiency: 10% ▼ -15.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $39,672
• Composite: 18.17/100
• National rank: #14072
• State rank: #275 of 280 in KS

Livability — Stockton

• Score: 72/100
• State rank: #121
• US rank: #6357

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stockton, KS
• Population (ZIP): 1,815

Population outlook (Rooks County) Hauer SSP2

• Today (2025): 5,196 people
• By 2030: 5,218 · +0.4%
• By 2040: 5,216 · +0.4%
• By 2050: 5,171 · -0.5%
• By 2075: 5,171 · -0.5%
• By 2100: 4,713 · -9.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 2% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 0% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Rooks

• 2024 margin: Solid R (+71.2) · D 13.8% · R 85.0% · Other 1.3%
• 2008→2024 swing: -9.4pp toward R · 2008: -61.8pp · 2024: -71.2pp
• All cycles: 2024: R+71.2 2020: R+73.7 2016: R+72.6 2012: R+67.1 2008: R+61.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.70%
• Current HPI: 181.7133
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+285.8% since first listed

11 events — show timeline

• 2026-04-25 Price Changed $92,600 Hays MLS
• 2026-03-09 Price Changed $94,600 Hays MLS
• 2026-03-09 Price Changed $96,400 Hays MLS
• 2026-01-16 Listed $97,500 Hays MLS
• 2025-06-17 Sold (MLS) — Hays MLS
• 2025-05-27 Pending — Hays MLS
• 2025-05-15 Price Changed $95,000 Hays MLS
• 2025-05-15 Relisted — Hays MLS
• 2025-04-30 Pending — Hays MLS
• 2024-08-16 Listed $99,000 Hays MLS
• 1998-02-01 Sold (Public Records) $24,000 Public Records