300 E Williamson St · Claflin, KS 67525

$20,000

4 bd · 2.0 ba · 1,920 sqft · SingleFamily public records · 58 Days on market

Built 1890 0.29 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 +15.0/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Spacious kitchen
• Original woodwork
• High ceilings

Tags

• CORNER LOT
• ORIGINAL WOODWORK
• HIGH CEILINGS
• SPACIOUS KITCHEN
• OVERSIZED LOT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Two-story home; Entry level: 1
• Construction: Wood siding
• Exterior features: Lot approximately 0.29 acres (90 x 140); Zoning: NC.1 / R-1

Interior

• Kitchen: Range; Oven; Refrigerator; Dishwasher not listed
• Bedrooms: One main-level bedroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Washer and Dryer included; Range and Oven; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $860 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#104 in KS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Market conditions: 4 active listings in the ZIP; 19 units permitted in Barton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($138 loan paydown + $1k appreciation (6.2% local appreciation)).
• Barton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $60k (75%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $19,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1890 — 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. 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.
6. 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.
7. 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: 6.32% ✓
• Cap rate: 57.88%
• Cash-on-cash: 184.24%
• DSCR: 9.20
• GRM: 1.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.85×
• Total profit: $60,760
• Equity at exit: $12,792

10-year hold

• IRR: —
• Equity multiple: 25.26×
• Total profit: $135,829
• Equity at exit: $23,388

Cash invested: $5,600 (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 67525

• Home prices YoY: 3.6%
• Active inventory: 4
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $860

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 27%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-12
   statusdays on market $20,000 Pending 58 DOM
2. 2026-06-05
   days on market $20,000 Active 166 DOM
3. 2026-06-04
   days on market $20,000 Active 164 DOM
4. 2026-06-02
   days on market $20,000 Active 163 DOM
5. 2026-06-01
   days on market $20,000 Active 162 DOM
6. 2026-05-31
   days on market $20,000 Active 161 DOM
7. 2026-05-31
   days on market $20,000 Active 160 DOM
8. 2026-02-23
   price $40,000
9. 2026-02-17
   status Active
10. 2025-08-09
    status Pending
11. 2025-07-29
    price $55,000
12. 2025-07-11
    price $60,000
13. 2025-06-13
    price $65,000
14. 2025-06-06
    listed $80,000 Active
15. 2018-05-23
    historical
16. 2017-05-23
    listed $29,900
17. 2015-05-15
    listed $16,500
18. 2008-04-01
    soldstatus $17,500
19. 2001-04-01
    soldstatus $15,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,160
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$582
• Taxable income: $10,632
• Est. tax owed @ 24.0%: −$2,552
• After-tax cash flow: $7,766/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)

No district data.

Livability — Claflin

• Score: 72/100
• State rank: #104
• US rank: #6070

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Claflin, KS
• Population (ZIP): 816

Population outlook (Barton County) Hauer SSP2

• Today (2025): 26,088 people
• By 2030: 25,418 · -2.6%
• By 2040: 24,010 · -8.0%
• By 2050: 22,719 · -12.9%
• By 2075: 20,690 · -20.7%
• By 2100: 18,869 · -27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Scotch-Irish 3% Lithuanian 3% Iranian 1%
• Foreign-born: 3%
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Barton

• 2024 margin: Solid R (+56.8) · D 20.9% · R 77.6% · Other 1.5%
• 2008→2024 swing: -13.4pp toward R · 2008: -43.3pp · 2024: -56.8pp
• All cycles: 2024: R+56.8 2020: R+56.4 2016: R+58.9 2012: R+53.6 2008: R+43.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.17%
• Current HPI: 178.8024
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+166.7% since first listed

12 events — show timeline

• 2026-02-23 Price Changed $40,000 Hays MLS
• 2026-02-17 Relisted — Hays MLS
• 2025-08-09 Pending — Hays MLS
• 2025-07-29 Price Changed $55,000 Hays MLS
• 2025-07-11 Price Changed $60,000 Hays MLS
• 2025-06-13 Price Changed $65,000 Hays MLS
• 2025-06-06 Listed $80,000 Hays MLS
• 2018-05-23 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2017-05-23 Listed $29,900 SCKMLS as Distributed by MLS Grid
• 2015-05-15 Listed $16,500 SCKMLS as Distributed by MLS Grid
• 2008-04-01 Sold (Public Records) $17,500 Public Records
• 2001-04-01 Sold (Public Records) $15,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $1,122 · +10.6% YoY. Source: county tax records.