216 N Lincoln St St · Quinter, KS 67752

$110,000

3 bd · 2.0 ba · 1,710 sqft · SingleFamily public records · 182 Days on market

Built 1960 6,300 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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Appreciation +6.1/10.0
• 1% rule +5.2/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Updated bathroom
• Additional bathroom
• 6,300 sq ft lot

Tags

• SOLID INVESTMENT OPPORTUNITY
• KEY UPDATES COMPLETED
• BRIGHT MODERN BEDROOMS
• CONVENIENT LAUNDRY ROOM
• UPDATED BATHROOM
• ADDITIONAL BATHROOM

Property features AI

Exterior

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

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: 1 bedroom on the main level
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#98 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D-, amenities F, commute F.
• Quinter Public Schools (rural): math 40% / reading 50% proficiency, ranked #30 of 280 in KS (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($761 loan paydown + $2k appreciation (2.2% local appreciation)).
• Gove County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $110k implies a 495% gain — meaningful room to come down on a strong offer.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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 1960 — 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. Crime grade is D 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: 1.02% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.65×
• Total profit: $19,931
• Equity at exit: $44,327

10-year hold

• IRR: 14.6%
• Equity multiple: 2.98×
• Total profit: $61,009
• Equity at exit: $64,562

Cash invested: $30,800 (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 67752

• Home prices YoY: 1.1%
• Active inventory: 6
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $181

Break-even live

Break-even rent $889

Max offer price $110,000

Occupancy floor 79%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-12
   days on market $110,000 Active 182 DOM
2. 2026-06-09
   days on market $110,000 Active 179 DOM
3. 2026-06-08
   days on market $110,000 Active 178 DOM
4. 2026-06-07
   days on market $110,000 Active 177 DOM
5. 2026-06-05
   days on market $110,000 Active 175 DOM
6. 2026-06-04
   days on market $110,000 Active 173 DOM
7. 2026-06-02
   days on market $110,000 Active 172 DOM
8. 2026-06-01
   days on market $110,000 Active 171 DOM
9. 2026-05-31
   days on market $110,000 Active 170 DOM
10. 2026-05-31
    days on market $110,000 Active 169 DOM
11. 2025-12-12
    listed $110,000 Active
12. 2002-07-01
    soldstatus $18,500
13. 2002-07-01
    soldstatus $18,500

ⓘ 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: $958 · $80/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$593/yr (+$49/mo · 61.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 16 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: $13,419
• − Mortgage interest: −$6,162
• − Property taxes: −$958
• − Insurance: −$550
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$3,200
• Taxable income: $403
• Est. tax owed @ 24.0%: −$97
• After-tax cash flow: $2,075/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: Quinter Public Schools
• NCES district ID: 2010950
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $45,133
• Composite: 40.38/100
• National rank: #7744
• State rank: #30 of 280 in KS

Livability — Quinter

• Score: 73/100
• State rank: #98
• US rank: #5609

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quinter, KS
• Population (ZIP): 1,603

Population outlook (Gove County) Hauer SSP2

• Today (2025): 2,613 people
• By 2030: 2,620 · +0.3%
• By 2040: 2,705 · +3.5%
• By 2050: 2,854 · +9.2%
• By 2075: 3,430 · +31.3%
• By 2100: 3,595 · +37.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Serbian 4% Scotch-Irish 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Gove

• 2024 margin: Solid R (+77.2) · D 10.7% · R 87.9% · Other 1.4%
• 2008→2024 swing: -15.5pp toward R · 2008: -61.7pp · 2024: -77.2pp
• All cycles: 2024: R+77.2 2020: R+76.3 2016: R+73.6 2012: R+71.7 2008: R+61.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.16%
• Current HPI: 199.6207
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+494.6% since first listed

3 events — show timeline

• 2025-12-12 Listed $110,000 Hays MLS
• 2002-07-01 Sold (Public Records) $18,500 Public Records
• 2002-07-01 Sold (Public Records) $18,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $958 · +4.2% YoY. Source: county tax records.