714 Marsh Ave · Kinsley, KS 67547

$111,000

2 bd · 1.5 ba · 1,436 sqft · SingleFamily public records · 72 Days on market

Built 1960 6,970 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 +16.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Inviting ranch style brick home located close to downtown retail, restaurant and grocery store. Large Living Room. 2 Spacious Bedrooms, Full Bath, Half Bath and 1/4 bath (shower). Eat~in Kitchen. Sells with counter~top range, built~in oven, refrigerator, dishwasher and microwave. Central Air and Heat. Hard surface flooring in kitchen, baths and hallway. Carpet in bedrooms and living room. Attached single car garage. Established flower beds. Detached 20 x 12 shop in backyard. Patio, firepit area in backyard. .

Key facts

• Handy pantry
• Private half bath
• Separate cooktop

Tags

• SINGLE-LEVEL LIVING
• CRAWLSPACE FOUNDATION
• BUILT-IN ELECTRIC WALL OVEN
• SEPARATE COOKTOP
• HANDY PANTRY
• PRIVATE HALF BATH

Property features AI

Exterior

• Parking: Two parking spaces total; Attached garage with one garage space; Alley access
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Construction: Brick construction; Composition roof; Crawl space basement
• Exterior features: Covered patio/porch; Wood and other fencing; Paved road access

Interior

• Kitchen: Cooktop, Electric oven, Dishwasher, Refrigerator, Disposal
• Bedrooms: Two main-level bedrooms
• Bathrooms: One full bathroom and two half bathrooms (two main-level bathrooms)
• Heating & cooling: Natural gas heating; Central air conditioning, ceiling fans, electric cooling
• Interior features: Washer, Dishwasher, Disposal, Refrigerator, Cooktop, Electric Oven, Gas Water Heater
• Laundry & utility: Gas dryer hookup on the main level; Washer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $111k.

Deal economics

• At list price, monthly cash flow is $63 ($753/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (5.4% below list).
• Recommended offer: $104k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#183 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F.
• Kinsley-Offerle (rural): math 30% / reading 30% proficiency, ranked #172 of 280 in KS (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kinsley-Offerle Elementary Pre-K-5 (math 44% / reading 54%, grade D, #165 of 684 statewide, top 28%, 139 students, 57% FRL) — zoned schools average 57% FRL vs 41% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 30% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Kinsley-Offerle average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 20 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($767 loan paydown + $2k appreciation (1.7% local appreciation)).
• Edwards County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $36k; list at $111k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,340 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 0.95% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.31×
• Total profit: $9,770
• Equity at exit: $41,811

10-year hold

• IRR: 9.7%
• Equity multiple: 2.26×
• Total profit: $39,225
• Equity at exit: $58,731

Cash invested: $31,080 (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 67547

• Home prices YoY: 0.9%
• Active inventory: 20
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$582
• Tax est. 1.5%: −$139 /mo · $1,665/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $63

Break-even live

Break-even rent $971

Max offer price $111,000

Occupancy floor 89%

Sensitivity live

Price	-10% $139	-5% $101	+0% $63	+5% $24	+10% $-14
Rent	-10% $-20	-5% $21	+0% $63	+5% $104	+10% $146
Rate	-1.0pp $119	-0.5pp $91	base $63	+0.5pp $34	+1.0pp $5

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: $27,750
• Closing costs: $3,330
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $111,000 Active 72 DOM
2. 2026-06-18
   days on market $111,000 Active 70 DOM
3. 2026-06-17
   days on market $111,000 Active 69 DOM
4. 2026-06-16
   days on market $111,000 Active 68 DOM
5. 2026-06-15
   days on market $111,000 Active 67 DOM
6. 2026-06-13
   days on market $111,000 Active 65 DOM
7. 2026-06-12
   days on market $111,000 Active 64 DOM
8. 2026-06-09
   days on market $111,000 Active 61 DOM
9. 2026-06-08
   days on market $111,000 Active 60 DOM
10. 2026-06-07
    days on market $111,000 Active 59 DOM
11. 2026-06-05
    days on market $111,000 Active 57 DOM
12. 2026-06-04
    days on market $111,000 Active 55 DOM
13. 2026-06-02
    days on market $111,000 Active 54 DOM
14. 2026-06-01
    days on market $111,000 Active 53 DOM
15. 2026-05-31
    days on market $111,000 Active 52 DOM
16. 2026-05-31
    days on market $111,000 Active 51 DOM
17. 2026-05-22
    price $111,000
18. 2026-04-09
    listed $115,000 Active
19. 2025-07-27
    price $125,000
20. 2024-08-19
    soldstatus Closed 514-char remark

    Show marketing remark (514 chars)

    Inviting ranch style brick home located close to downtown retail, restaurant and grocery store. Large Living Room. 2 Spacious Bedrooms, Full Bath, Half Bath and 1/4 bath (shower). Eat~in Kitchen. Sells with counter~top range, built~in oven, refrigerator, dishwasher and microwave. Central Air and Heat. Hard surface flooring in kitchen, baths and hallway. Carpet in bedrooms and living room. Attached single car garage. Established flower beds. Detached 20 x 12 shop in backyard. Patio, firepit area in backyard. .

21. 2024-08-02
    historical Active Under Contract 514-char remark

    Show marketing remark (514 chars)

    Inviting ranch style brick home located close to downtown retail, restaurant and grocery store. Large Living Room. 2 Spacious Bedrooms, Full Bath, Half Bath and 1/4 bath (shower). Eat~in Kitchen. Sells with counter~top range, built~in oven, refrigerator, dishwasher and microwave. Central Air and Heat. Hard surface flooring in kitchen, baths and hallway. Carpet in bedrooms and living room. Attached single car garage. Established flower beds. Detached 20 x 12 shop in backyard. Patio, firepit area in backyard. .

22. 2024-07-10
    price $106,000 514-char remark

    Show marketing remark (514 chars)

    Inviting ranch style brick home located close to downtown retail, restaurant and grocery store. Large Living Room. 2 Spacious Bedrooms, Full Bath, Half Bath and 1/4 bath (shower). Eat~in Kitchen. Sells with counter~top range, built~in oven, refrigerator, dishwasher and microwave. Central Air and Heat. Hard surface flooring in kitchen, baths and hallway. Carpet in bedrooms and living room. Attached single car garage. Established flower beds. Detached 20 x 12 shop in backyard. Patio, firepit area in backyard. .

23. 2024-06-06
    listed $113,000 Active 514-char remark

    Show marketing remark (514 chars)

    Inviting ranch style brick home located close to downtown retail, restaurant and grocery store. Large Living Room. 2 Spacious Bedrooms, Full Bath, Half Bath and 1/4 bath (shower). Eat~in Kitchen. Sells with counter~top range, built~in oven, refrigerator, dishwasher and microwave. Central Air and Heat. Hard surface flooring in kitchen, baths and hallway. Carpet in bedrooms and living room. Attached single car garage. Established flower beds. Detached 20 x 12 shop in backyard. Patio, firepit area in backyard. .

24. 2023-06-29
    soldstatus
25. 2023-01-06
    listed $73,000
26. 1998-11-01
    soldstatus $36,000
27. 1998-11-01
    soldstatus $36,000

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 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: $12,605
• − Mortgage interest: −$6,218
• − Property taxes: −$1,665
• − Insurance: −$555
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$3,229
• Taxable loss: −$1,079
• Est. tax savings @ 24.0%: +$259
• After-tax cash flow: $1,012/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: Kinsley-Offerle
• NCES district ID: 2008100
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $43,157
• Composite: 28.38/100
• National rank: #12126
• State rank: #172 of 280 in KS

Livability — Kinsley

• Score: 69/100
• State rank: #183
• US rank: #8396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kinsley, KS
• Population (ZIP): 1,658

Population outlook (Edwards County) Hauer SSP2

• Today (2025): 2,909 people
• By 2030: 2,871 · -1.3%
• By 2040: 2,800 · -3.7%
• By 2050: 2,738 · -5.9%
• By 2075: 2,702 · -7.1%
• By 2100: 2,512 · -13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 19% Two or more races 13%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 1% Iranian 1%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 16%

Political lean MEDSL · Edwards

• 2024 margin: Solid R (+65.3) · D 16.8% · R 82.1% · Other 1.1%
• 2008→2024 swing: -16.5pp toward R · 2008: -48.8pp · 2024: -65.3pp
• All cycles: 2024: R+65.3 2020: R+60.9 2016: R+63.1 2012: R+55.5 2008: R+48.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.67%
• Current HPI: 178.0256
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+208.3% since first listed

11 events — show timeline

• 2026-05-22 Price Changed $111,000 MKMLS as distributed by MLS GRID
• 2026-04-09 Listed $115,000 MKMLS as distributed by MLS GRID
• 2025-07-27 Price Changed $125,000 MKMLS as distributed by MLS GRID
• 2024-08-19 Sold (MLS) — Hays MLS
• 2024-08-02 Contingent — Hays MLS
• 2024-07-10 Price Changed $106,000 Hays MLS
• 2024-06-06 Listed $113,000 Hays MLS
• 2023-06-29 Sold (MLS) — GardenMLS
• 2023-01-06 Listed $73,000 GardenMLS
• 1998-11-01 Sold (Public Records) $36,000 Public Records
• 1998-11-01 Sold (Public Records) $36,000 Public Records