602 Crescent Dr · Ness City, KS 67560

$109,500

4 bd · 1.5 ba · 2,357 sqft · SingleFamily public records · 346 Days on market

Built 1930 0.70 ac lot

---

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 +20.6/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

A spacious home on a large lot in the NW subdivision of Ness City. The home has beautiful woodwork throughout. With some TLC this home could easily become your dream home. Contact Tara @ 785~443~0385..

Key facts

• Original doors
• Large lot
• Beautiful woodwork

Tags

• LARGE LOT
• SPACIOUS LIVING ROOM
• SPACIOUS FAMILY ROOM
• CHARMING ENTRYWAY
• ORIGINAL DOORS
• BEAUTIFUL WOODWORK

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story residential home; Entry level: 1
• Construction: Basement construction: Concrete
• Exterior features: Approximately 0.7-acre lot; Zoning: Other

Interior

• Bedrooms: Total of 8 rooms (bedroom count not specified)
• Heating & cooling: Central air
• Interior features: Window coverings; Concrete basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#102 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Ness City (rural): math 6% / reading 15% proficiency, ranked #280 of 280 in KS (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 13 active listings in the ZIP; 2 units permitted in Ness County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($757 loan paydown + $5k appreciation (5.0% local appreciation)).
• Ness County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 346 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $66k; list at $110k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 346 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 1930 — 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: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 2.12×
• Total profit: $34,416
• Equity at exit: $61,940

10-year hold

• IRR: 17.9%
• Equity multiple: 4.14×
• Total profit: $96,133
• Equity at exit: $106,809

Cash invested: $30,660 (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 67560

• Home prices YoY: 2.8%
• Active inventory: 13
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$574
• Tax est. 1.5%: −$137 /mo · $1,642/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $145

Break-even live

Break-even rent $958

Max offer price $109,500

Occupancy floor 82%

Sensitivity live

Price	-10% $221	-5% $183	+0% $145	+5% $108	+10% $70
Rent	-10% $55	-5% $100	+0% $145	+5% $191	+10% $236
Rate	-1.0pp $201	-0.5pp $173	base $145	+0.5pp $117	+1.0pp $88

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $109,500 Active 346 DOM
2. 2026-06-21
   days on market $109,500 Active 345 DOM
3. 2026-06-18
   days on market $109,500 Active 343 DOM
4. 2026-06-17
   days on market $109,500 Active 342 DOM
5. 2026-06-16
   days on market $109,500 Active 341 DOM
6. 2026-06-15
   days on market $109,500 Active 340 DOM
7. 2026-06-13
   days on market $109,500 Active 338 DOM
8. 2026-06-12
   days on market $109,500 Active 337 DOM
9. 2026-06-09
   days on market $109,500 Active 334 DOM
10. 2026-06-08
    days on market $109,500 Active 333 DOM
11. 2026-06-07
    days on market $109,500 Active 332 DOM
12. 2026-06-05
    days on market $109,500 Active 330 DOM
13. 2026-06-04
    days on market $109,500 Active 328 DOM
14. 2026-06-02
    days on market $109,500 Active 327 DOM
15. 2026-06-01
    days on market $109,500 Active 326 DOM
16. 2026-05-31
    days on market $109,500 Active 325 DOM
17. 2026-05-31
    days on market $109,500 Active 324 DOM
18. 2025-09-21
    price $109,500
19. 2025-07-10
    listed $114,500 Active
20. 2015-09-23
    soldstatus 201-char remark

    Show marketing remark (201 chars)

    A spacious home on a large lot in the NW subdivision of Ness City. The home has beautiful woodwork throughout. With some TLC this home could easily become your dream home. Contact Tara @ 785~443~0385..

21. 2014-06-30
    listed $79,995 201-char remark

    Show marketing remark (201 chars)

    A spacious home on a large lot in the NW subdivision of Ness City. The home has beautiful woodwork throughout. With some TLC this home could easily become your dream home. Contact Tara @ 785~443~0385..

22. 2008-05-01
    soldstatus $65,500
23. 2008-05-01
    soldstatus $65,500
24. 2007-06-01
    soldstatus $60,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,704
• − Mortgage interest: −$6,134
• − Property taxes: −$1,642
• − Insurance: −$548
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$3,185
• Taxable income: $3
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $1,745/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: Ness City
• NCES district ID: 2009930
• Math proficiency: 6% ▬ 0.00%
• Reading proficiency: 15% ▬ 0.00%
• Median HH income: $50,444
• Composite: 13.7/100
• National rank: #14479
• State rank: #280 of 280 in KS

Livability — Ness City

• Score: 72/100
• State rank: #102
• US rank: #5791

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: Ness City, KS
• Population (ZIP): 1,394

Population outlook (Ness County) Hauer SSP2

• Today (2025): 2,917 people
• By 2030: 2,867 · -1.7%
• By 2040: 2,757 · -5.5%
• By 2050: 2,724 · -6.6%
• By 2075: 2,875 · -1.4%
• By 2100: 2,943 · +0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 13% Two or more races 8%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Scotch-Irish 4% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 10% German/W. Germanic 1%

Political lean MEDSL · Ness

• 2024 margin: Solid R (+79.0) · D 9.5% · R 88.4% · Other 2.1%
• 2008→2024 swing: -18.8pp toward R · 2008: -60.2pp · 2024: -79.0pp
• All cycles: 2024: R+79.0 2020: R+78.5 2016: R+73.6 2012: R+69.1 2008: R+60.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.98%
• Current HPI: 186.2048
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+82.5% since first listed

7 events — show timeline

• 2025-09-21 Price Changed $109,500 Hays MLS
• 2025-07-10 Listed $114,500 Hays MLS
• 2015-09-23 Sold (MLS) — Hays MLS
• 2014-06-30 Listed $79,995 Hays MLS
• 2008-05-01 Sold (Public Records) $65,500 Public Records
• 2008-05-01 Sold (Public Records) $65,500 Public Records
• 2007-06-01 Sold (Public Records) $60,000 Public Records