113 S 1st St · Damar, KS 67632

$89,500

2 bd · 1.0 ba · 1,507 sqft · SingleFamily public records · 126 Days on market

Built 1915 0.34 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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• 1% rule +6.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Key facts

• Plenty of storage
• Main floor laundry
• 4 city lots

Tags

• HANDICAP ACCESSIBLE SHOWER
• SPACIOUS LIVING AREAS
• NICE SIZED KITCHEN
• PLENTY OF STORAGE
• MAIN FLOOR LAUNDRY
• 4 CITY LOTS

Property features AI

Finance

• Other: Lot approximately 100 x 150; Zoning: NC.1 / R-1

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Residential property; Single-story
• Construction: Composition roof
• Exterior features: Chain link fenced yard; Fenced

Interior

• Kitchen: Microwave; Range; Oven
• Bedrooms: 2 main-level bedrooms
• Heating & cooling: Central air conditioning; Exhaust fan heating
• Interior features: Window coverings; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#546 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, health & safety C-, schools D-.
• Palco (rural): math 20% / reading 30% proficiency, ranked #232 of 280 in KS (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 5 active listings in the ZIP; 3 units permitted in Rooks County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($619 loan paydown + $4k appreciation (4.7% local appreciation)).
• At projected returns (4.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.13% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.78%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.23×
• Total profit: $30,785
• Equity at exit: $49,082

10-year hold

• IRR: 19.8%
• Equity multiple: 4.34×
• Total profit: $83,765
• Equity at exit: $83,386

Cash invested: $25,060 (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 67632

• Home prices YoY: 2.4%
• Active inventory: 5
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,015 medium
• Mortgage (P&I): −$469
• Tax est. 1.5%: −$112 /mo · $1,342/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $183

Break-even live

Break-even rent $783

Max offer price $89,500

Occupancy floor 77%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-03-05
   historical Active Under Contract
2. 2026-01-21
   listed $89,500 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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°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: $12,181
• − Mortgage interest: −$5,013
• − Property taxes: −$1,342
• − Insurance: −$448
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$2,604
• Taxable income: $825
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $2,003/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: Palco
• NCES district ID: 2010470
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $41,793
• Composite: 24.29/100
• National rank: #13123
• State rank: #232 of 280 in KS

Livability — Damar

• Score: 56/100
• State rank: #546
• US rank: #22446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Damar, KS
• Population (ZIP): 226

Population outlook (Rooks County) Hauer SSP2

• Today (2025): 5,196 people
• By 2030: 5,218 · +0.4%
• By 2040: 5,216 · +0.4%
• By 2050: 5,171 · -0.5%
• By 2075: 5,171 · -0.5%
• By 2100: 4,713 · -9.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 11% Two or more races 3%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 24% Iranian 5% Portuguese 2%

Political lean MEDSL · Rooks

• 2024 margin: Solid R (+71.2) · D 13.8% · R 85.0% · Other 1.3%
• 2008→2024 swing: -9.4pp toward R · 2008: -61.8pp · 2024: -71.2pp
• All cycles: 2024: R+71.2 2020: R+73.7 2016: R+72.6 2012: R+67.1 2008: R+61.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.70%
• Current HPI: 201.1284
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-03-05 Contingent — Hays MLS
• 2026-01-21 Listed $89,500 Hays MLS