208 Adolph St St · White City, KS 66872

$7,900

4 bd · 1.0 ba · 1,525 sqft · SingleFamily · 63 Days on market

Built 1880 7,140 sqft lot ↓ 20% since listing

---

Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this diamond in the rough just waiting on your sweat equity here. 4 beds and 1 bath with a partial basement. Generous yard with alley access. Eat in kitchen. Main floor laundry. Updated replacement windows. Selling as is with all contents and buyer will be responsible to correct any current city code violations after closing. Schedule your tour today.

Key facts

• Alley access
• Generous yard
• Eat in kitchen

Tags

• GENEROUS YARD
• ALLEY ACCESS
• EAT IN KITCHEN
• MAIN FLOOR LAUNDRY
• UPDATED REPLACEMENT WINDOWS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Frame construction
• Exterior features: Enclosed patio/porch; No fencing

Interior

• Kitchen: Oven; Range
• Bedrooms: One main-level bedroom
• Flooring: Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning unit(s)
• Interior features: Eat-in kitchen; Partially finished basement with crawl space
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $8k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $8k).
• Recommended offer: $7k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#469 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety D+, employment D, crime F.
• Rural Vista (rural): math 30% / reading 30% proficiency, ranked #160 of 280 in KS (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 1 units permitted in Morris County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $292 of equity ($55 loan paydown + $237 appreciation (3.0% local appreciation)).
• Morris County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($7k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $2k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $7,426 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1880 — 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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 17.67% ✓
• Cap rate: 165.55%
• Cash-on-cash: 568.79%
• DSCR: 26.31
• GRM: 0.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 31.63×
• Total profit: $67,750
• Equity at exit: $3,552

10-year hold

• IRR: —
• Equity multiple: 67.74×
• Total profit: $147,628
• Equity at exit: $5,474

Cash invested: $2,212 (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 66872

• Active inventory: 4
• Price-to-rent: 0.5×

Monthly cashflow live

• Estimated rent: $1,396 medium
• Mortgage (P&I): −$41
• Tax est. 1.5%: −$10 /mo · $118/yr
• Insurance: −$3
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $1,048

Break-even live

Break-even rent $69

Max offer price $7,900

Occupancy floor 20%

Sensitivity live

Price	-10% $1,054	-5% $1,051	+0% $1,048	+5% $1,046	+10% $1,043
Rent	-10% $938	-5% $993	+0% $1,048	+5% $1,104	+10% $1,159
Rate	-1.0pp $1,052	-0.5pp $1,050	base $1,048	+0.5pp $1,046	+1.0pp $1,044

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: $1,975
• Closing costs: $237
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $7,900 Active 63 DOM
2. 2026-06-18
   days on market $7,900 Active 62 DOM
3. 2026-06-17
   days on market $7,900 Active 61 DOM
4. 2026-06-16
   days on market $7,900 Active 60 DOM
5. 2026-06-15
   days on market $7,900 Active 59 DOM
6. 2026-06-14
   days on market $7,900 Active 57 DOM
7. 2026-06-13
   days on market $7,900 Active 56 DOM
8. 2026-06-10
   days on market $7,900 Active 54 DOM
9. 2026-06-09
   days on market $7,900 Active 53 DOM
10. 2026-06-08
    days on market $7,900 Active 52 DOM
11. 2026-06-07
    days on market $7,900 Active 51 DOM
12. 2026-06-05
    days on market $7,900 Active 48 DOM
13. 2026-06-03
    days on market $7,900 Active 47 DOM
14. 2026-06-02
    days on market $7,900 Active 46 DOM
15. 2026-06-01
    days on market $7,900 Active 45 DOM
16. 2026-05-31
    days on market $7,900 Active 44 DOM
17. 2026-05-30
    days on market $7,900 Active 43 DOM
18. 2026-05-21
    price $7,900 363-char remark

    Show marketing remark (363 chars)

    Check out this diamond in the rough just waiting on your sweat equity here. 4 beds and 1 bath with a partial basement. Generous yard with alley access. Eat in kitchen. Main floor laundry. Updated replacement windows. Selling as is with all contents and buyer will be responsible to correct any current city code violations after closing. Schedule your tour today.

19. 2026-05-21
    price $7,900

    Show marketing remark (363 chars)

    Check out this diamond in the rough just waiting on your sweat equity here. 4 beds and 1 bath with a partial basement. Generous yard with alley access. Eat in kitchen. Main floor laundry. Updated replacement windows. Selling as is with all contents and buyer will be responsible to correct any current city code violations after closing. Schedule your tour today.

20. 2026-04-16
    listed $9,900 Active 363-char remark

    Show marketing remark (363 chars)

    Check out this diamond in the rough just waiting on your sweat equity here. 4 beds and 1 bath with a partial basement. Generous yard with alley access. Eat in kitchen. Main floor laundry. Updated replacement windows. Selling as is with all contents and buyer will be responsible to correct any current city code violations after closing. Schedule your tour today.

21. 2026-04-16
    listed $9,900 Active

    Show marketing remark (363 chars)

    Check out this diamond in the rough just waiting on your sweat equity here. 4 beds and 1 bath with a partial basement. Generous yard with alley access. Eat in kitchen. Main floor laundry. Updated replacement windows. Selling as is with all contents and buyer will be responsible to correct any current city code violations after closing. Schedule your tour today.

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,755
• − Mortgage interest: −$443
• − Property taxes: −$118
• − Insurance: −$40
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$230
• Taxable income: $13,244
• Est. tax owed @ 24.0%: −$3,179
• After-tax cash flow: $9,403/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: Rural Vista
• NCES district ID: 2007440
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $50,191
• Composite: 29.06/100
• National rank: #11901
• State rank: #160 of 280 in KS

Livability — White City

• Score: 59/100
• State rank: #469
• US rank: #19898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White City, KS
• Population (ZIP): 885

Population outlook (Morris County) Hauer SSP2

• Today (2025): 5,249 people
• By 2030: 5,035 · -4.1%
• By 2040: 4,640 · -11.6%
• By 2050: 4,331 · -17.5%
• By 2075: 3,990 · -24.0%
• By 2100: 3,696 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 3% Asian 1%
• Common ancestry: Slovak 5% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Vietnam
• Languages at home: 91% English-only · Spanish 6% Vietnamese 2% German/W. Germanic 1%

Political lean MEDSL · Morris

• 2024 margin: Solid R (+46.6) · D 25.8% · R 72.4% · Other 1.8%
• 2008→2024 swing: -12.5pp toward R · 2008: -34.1pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+47.9 2016: R+46.9 2012: R+41.4 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-20.2% since first listed

4 events — show timeline

• 2026-05-21 Price Changed $7,900 Sunflower MLS as distributed by MLS GRID
• 2026-05-21 Price Changed $7,900 FHAOR as distributed by MLS GRID
• 2026-04-16 Listed $9,900 Sunflower MLS as distributed by MLS GRID
• 2026-04-16 Listed $9,900 FHAOR as distributed by MLS GRID