230 N Culp St St · Russell, KS 67665

$97,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 68 Days on market

Built 1950 6,100 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 +16.9/30.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Key facts

• 6,100 sq ft lot
• Built 1950
• Listed 67 days

Property features AI

Finance

• Other: Lot dimensions approximately 50 x 122; Zoning: NC.1 / R-1

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential property
• Construction: Composition roof
• Exterior features: Deck; Fenced yard

Interior

• Bedrooms: 2 main-level bedrooms
• Heating & cooling: Central air conditioning
• Interior features: 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $64 ($764/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 $93k (4.2% below list).
• Recommended offer: $91k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#186 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools F, amenities F.
• Russell County (town): math 22% / reading 26% proficiency, ranked #144 of 169 in KS (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 43 active listings in the ZIP; 6 units permitted in Russell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($671 loan paydown + $7k appreciation (7.3% local appreciation)).
• Russell County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,180 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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 1950 — 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: 0.96% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.81%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.46×
• Total profit: $39,698
• Equity at exit: $69,089

10-year hold

• IRR: 19.3%
• Equity multiple: 5.13×
• Total profit: $112,238
• Equity at exit: $132,968

Cash invested: $27,160 (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 67665

• Home prices YoY: 3.8%
• Active inventory: 43
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $929 medium
• Mortgage (P&I): −$509
• Tax est. 1.5%: −$121 /mo · $1,455/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $64

Break-even live

Break-even rent $849

Max offer price $97,000

Occupancy floor 88%

Sensitivity live

Price	-10% $131	-5% $97	+0% $64	+5% $30	+10% $-3
Rent	-10% $-10	-5% $27	+0% $64	+5% $100	+10% $137
Rate	-1.0pp $113	-0.5pp $88	base $64	+0.5pp $39	+1.0pp $13

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $97,000 Active Under Contract 68 DOM
2. 2026-06-21
   statusdays on market $97,000 Active Under Contract 67 DOM
3. 2026-06-18
   days on market $97,000 Active 65 DOM
4. 2026-06-17
   days on market $97,000 Active 64 DOM
5. 2026-06-16
   days on market $97,000 Active 63 DOM
6. 2026-06-15
   days on market $97,000 Active 62 DOM
7. 2026-06-13
   days on market $97,000 Active 60 DOM
8. 2026-06-12
   days on market $97,000 Active 59 DOM
9. 2026-06-09
   days on market $97,000 Active 56 DOM
10. 2026-06-08
    days on market $97,000 Active 55 DOM
11. 2026-06-07
    days on market $97,000 Active 54 DOM
12. 2026-06-05
    days on market $97,000 Active 52 DOM
13. 2026-06-04
    days on market $97,000 Active 50 DOM
14. 2026-06-02
    days on market $97,000 Active 49 DOM
15. 2026-06-01
    days on market $97,000 Active 48 DOM
16. 2026-05-31
    days on market $97,000 Active 47 DOM
17. 2026-05-31
    days on market $97,000 Active 46 DOM
18. 2026-04-13
    listed $97,000 Active

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 15 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: $11,149
• − Mortgage interest: −$5,434
• − Property taxes: −$1,455
• − Insurance: −$485
• − Repairs & maintenance: −$892
• − Management: −$892
• − Depreciation: −$2,822
• Taxable loss: −$830
• Est. tax savings @ 24.0%: +$199
• After-tax cash flow: $963/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: Russell County
• NCES district ID: 2011310
• Math proficiency: 22% ▲ 1.00%
• Reading proficiency: 26% ▲ 2.00%
• Median HH income: $41,397
• Composite: 20.4/100
• National rank: #8591
• State rank: #144 of 169 in KS

Livability — Russell

• Score: 69/100
• State rank: #186
• US rank: #8488

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Russell, KS
• Population (ZIP): 4,893

Population outlook (Russell County) Hauer SSP2

• Today (2025): 7,010 people
• By 2030: 7,035 · +0.4%
• By 2040: 7,181 · +2.4%
• By 2050: 7,290 · +4.0%
• By 2075: 8,229 · +17.4%
• By 2100: 8,868 · +26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Scotch-Irish 5% Lithuanian 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Russell

• 2024 margin: Solid R (+61.3) · D 18.4% · R 79.7% · Other 1.9%
• 2008→2024 swing: -7.5pp toward R · 2008: -53.8pp · 2024: -61.3pp
• All cycles: 2024: R+61.3 2020: R+63.4 2016: R+66.4 2012: R+61.2 2008: R+53.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.29%
• Current HPI: 201.0595
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-13 Listed $97,000 Hays MLS