437 N 8th St St · WaKeeney, KS 67672

$120,000

4 bd · 2.0 ba · 2,140 sqft · SingleFamily public records · 1 Days on market

Built 1915 0.39 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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Appreciation +4.0/10.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Large family room
• Original woodwork
• Spiral staircase

Tags

• CORNER LOT
• ORIGINAL WOODWORK
• UPDATED KITCHEN FLOORING
• ATTACHED SITTING ROOM
• LARGE FAMILY ROOM
• SPIRAL STAIRCASE

Property features AI

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single-story residential home
• Exterior features: Covered patio/porch; Approximately 0.39 acre lot; Zoning: Other

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Oven; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Window coverings; 7 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

Location & tenants

• Location reads 74/100 on livability (#89 in KS, #4,922 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Wakeeney (rural): math 25% / reading 35% proficiency, ranked #163 of 280 in KS (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 1 units permitted in Trego County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Trego County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $120k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.85×
• Total profit: $-5,206
• Equity at exit: $23,238

10-year hold

• IRR: 4.2%
• Equity multiple: 1.35×
• Total profit: $11,858
• Equity at exit: $19,794

Cash invested: $33,600 (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 67672

• Home prices YoY: -1.1%
• Active inventory: 9
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$148 /mo · $1,781/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $144

Break-even live

Break-even rent $1,048

Max offer price $120,000

Occupancy floor 83%

Sensitivity live

Price	-10% $212	-5% $178	+0% $144	+5% $110	+10% $76
Rent	-10% $47	-5% $96	+0% $144	+5% $193	+10% $242
Rate	-1.0pp $205	-0.5pp $175	base $144	+0.5pp $113	+1.0pp $82

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-06-18
   listed $120,000 Active 1 DOM

ⓘ 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: $1,781 · $148/mo
• Projected year-2 tax: $1,781 · $148/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 16 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: $14,766
• − Mortgage interest: −$6,722
• − Property taxes: −$1,781
• − Insurance: −$600
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$3,491
• Taxable loss: −$190
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $1,778/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: Wakeeney
• NCES district ID: 2012630
• Math proficiency: 25% ▼ -7.00%
• Reading proficiency: 35% ▲ 4.00%
• Median HH income: $47,488
• Composite: 28.78/100
• National rank: #11988
• State rank: #163 of 280 in KS

Livability — WaKeeney

• Score: 74/100
• State rank: #89
• US rank: #4922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: WaKeeney, KS
• Population (ZIP): 2,111

Population outlook (Trego County) Hauer SSP2

• Today (2025): 2,800 people
• By 2030: 2,725 · -2.7%
• By 2040: 2,563 · -8.5%
• By 2050: 2,423 · -13.5%
• By 2075: 2,388 · -14.7%
• By 2100: 2,105 · -24.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Lithuanian 4% Danish 1% Scotch-Irish 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Trego

• 2024 margin: Solid R (+71.0) · D 13.6% · R 84.6% · Other 1.8%
• 2008→2024 swing: -22.8pp toward R · 2008: -48.2pp · 2024: -71.0pp
• All cycles: 2024: R+71.0 2020: R+68.8 2016: R+69.8 2012: R+60.9 2008: R+48.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.01%
• Current HPI: 175.409
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+167.9% since first listed

3 events — show timeline

• 2026-06-18 Listed $120,000 Hays MLS
• 1996-03-01 Sold (Public Records) $44,800 Public Records
• 1996-03-01 Sold (Public Records) $44,800 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,781 · +3.8% YoY. Source: county tax records.