4 bd · 2.0 ba ·
1,920 sqft ·
Built 1890
· SingleFamily
· Pending
· 58 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$1,263/mo
Mortgage (P&I)
−$105
Tax + insurance
−$33
HOA
−$0
Vac / Maint / Mgmt
−$265
Net cashflow
$860/mo
Annual
$10,317/yr
Cap rate
57.88%
Cash-on-cash
184.24%
DSCR
9.20
1% rule
6.32%
Cash to close
$5,600
Investor read
This is a 4-bed/2.0-bath single-family listed at $20k.
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).
It's been on market 58 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $19k (3.0% below list) — sets the bar for market timing.
In year one you build about $1k of equity ($138 loan paydown + $1k appreciation (6.2% local appreciation)).
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.
Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
Market conditions: 4 active listings in the ZIP; 19 units permitted in Barton County in 2024 (0 in 5+ unit buildings).
Barton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
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.
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.
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.
Questions for listing agent
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?
Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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.
CashFlowRE · CFR-9T2QZFD656NG2S
· Data 1 week agocashflowre.app · 2026-05-29