1012 2nd Ave Ave W · Horton, KS 66439

$74,800

1 bd · 1.0 ba · 704 sqft · SingleFamily public records · 43 Days on market

Built 1920 0.34 ac lot $106/sqft · 70% above area

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Appreciation +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Key facts

• 0.34 acre lot
• Built 1920
• Listed 42 days

Property features AI

Exterior

• Home design: Single-family residence; Residential property
• Construction: Above-grade finished area (approximately 704)
• Exterior features: Corner lot

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($798 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#177 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• South Brown County (rural): math 28% / reading 26% proficiency, ranked #132 of 169 in KS (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Everest Middle (math 27% / reading 27%, grade F, #94 of 219 statewide, top 44%, 174 students, 58% FRL); Horton High (math 15% / reading 15%, grade F, #249 of 327 statewide, top 79%, 163 students, 59% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 16 active listings in the ZIP; 2 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $31 of equity ($517 loan paydown + $-486 appreciation (-0.7% local appreciation)).
• Brown County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $4k; list at $75k implies a 1922% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,556 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1920 — 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 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?
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: 1.07% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.18%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (median comp): $44,023
• List price: $74,800
• Delta: 69.91%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-0.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.33×
• Total profit: $6,840
• Equity at exit: $19,320

10-year hold

• IRR: 13.0%
• Equity multiple: 2.32×
• Total profit: $27,748
• Equity at exit: $21,385

Cash invested: $20,944 (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 66439

• Home prices YoY: -0.3%
• Active inventory: 16
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $798 medium
• Mortgage (P&I): −$392
• Tax from tax record: −$29 /mo · $352/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $178

Break-even live

Break-even rent $573

Max offer price $74,800

Occupancy floor 73%

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: $18,700
• Closing costs: $2,244
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $74,800 Active 43 DOM
2. 2026-06-17
   days on market $74,800 Active 42 DOM
3. 2026-06-16
   days on market $74,800 Active 41 DOM
4. 2026-06-15
   days on market $74,800 Active 40 DOM
5. 2026-06-13
   days on market $74,800 Active 38 DOM
6. 2026-06-12
   days on market $74,800 Active 37 DOM
7. 2026-06-09
   days on market $74,800 Active 34 DOM
8. 2026-06-08
   days on market $74,800 Active 33 DOM
9. 2026-06-07
   days on market $74,800 Active 32 DOM
10. 2026-06-05
    days on market $74,800 Active 30 DOM
11. 2026-06-04
    days on market $74,800 Active 28 DOM
12. 2026-06-02
    days on market $74,800 Active 27 DOM
13. 2026-06-01
    days on market $74,800 Active 26 DOM
14. 2026-05-31
    days on market $74,800 Active 25 DOM
15. 2026-05-31
    days on market $74,800 Active 24 DOM
16. 2026-05-05
    listed $74,800 Active 247-char remark
17. 1985-09-01
    soldstatus $3,700

ⓘ 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: $352 · $29/mo
• Projected year-2 tax: $1,055 · $88/mo
• Expected delta: +$702/yr (+$59/mo · 199.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥109°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: $9,575
• − Mortgage interest: −$4,190
• − Property taxes: −$352
• − Insurance: −$374
• − Repairs & maintenance: −$766
• − Management: −$766
• − Depreciation: −$2,176
• Taxable income: $951
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $1,903/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: South Brown County
• NCES district ID: 2007470
• Math proficiency: 28% ▲ 4.00%
• Reading proficiency: 26% ▲ 1.00%
• Median HH income: $38,473
• Composite: 22.63/100
• National rank: #8063
• State rank: #132 of 169 in KS

Livability — Horton

• Score: 69/100
• State rank: #177
• US rank: #8157

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Horton, KS
• Population (ZIP): 2,585

Population outlook (Brown County) Hauer SSP2

• Today (2025): 9,357 people
• By 2030: 9,119 · -2.5%
• By 2040: 8,629 · -7.8%
• By 2050: 8,188 · -12.5%
• By 2075: 7,138 · -23.7%
• By 2100: 5,586 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 66% Native American 18% Hispanic / Latino 11% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 5% Iranian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+47.9) · D 25.0% · R 73.0% · Other 2.0%
• 2008→2024 swing: -9.8pp toward R · 2008: -38.1pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+48.2 2016: R+50.8 2012: R+44.0 2008: R+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.65%
• Current HPI: 208.4621
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1921.6% since first listed

2 events — show timeline

• 2026-05-05 Listed $74,800 Sunflower MLS as distributed by MLS GRID
• 1985-09-01 Sold (Public Records) $3,700 Public Records

Property tax history

+3.1%/yr

Latest (2025): $352 · -35.1% YoY. Source: county tax records.