108 W Maple St · Coldwater, KS 67029

$95,000

2 bd · 1.0 ba · 1,009 sqft · SingleFamily public records · 35 Days on market

Built 1945

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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 +17.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Appreciation +5.4/10.0
• 1% rule +4.8/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Finished basement
• New kitchen cabinets
• Covered back patio

Tags

• FINISHED BASEMENT
• NEW KITCHEN CABINETS
• LARGE FENCED IN BACKYARD
• COVERED BACK PATIO
• LOTS OF STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $80 ($960/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 (1.9% below list).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#189 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools F, crime F, amenities F.
• Comanche County (rural): math 40% / reading 30% proficiency, ranked #118 of 280 in KS (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($657 loan paydown + $798 appreciation (0.8% local appreciation)).
• Comanche County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $95k implies a 604% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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: 0.98% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.23×
• Total profit: $6,146
• Equity at exit: $31,643

10-year hold

• IRR: 9.1%
• Equity multiple: 2.09×
• Total profit: $28,905
• Equity at exit: $41,447

Cash invested: $26,600 (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 67029

• Home prices YoY: 0.5%
• Active inventory: 6
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $932 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $80

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 86%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-16
   days on market $95,000 Active 35 DOM
2. 2026-06-15
   days on market $95,000 Active 34 DOM
3. 2026-06-13
   days on market $95,000 Active 32 DOM
4. 2026-06-12
   days on market $95,000 Active 31 DOM
5. 2026-06-09
   days on market $95,000 Active 28 DOM
6. 2026-06-08
   days on market $95,000 Active 27 DOM
7. 2026-06-07
   days on market $95,000 Active 26 DOM
8. 2026-06-05
   days on market $95,000 Active 24 DOM
9. 2026-06-04
   days on market $95,000 Active 22 DOM
10. 2026-06-02
    days on market $95,000 Active 21 DOM
11. 2026-06-01
    days on market $95,000 Active 20 DOM
12. 2026-05-31
    days on market $95,000 Active 19 DOM
13. 2026-05-31
    days on market $95,000 Active 18 DOM
14. 2026-05-12
    listed $95,000 Active 229-char remark
15. 2005-07-01
    soldstatus $13,500

ⓘ 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 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 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: $11,188
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$895
• − Management: −$895
• − Depreciation: −$2,764
• Taxable loss: −$587
• Est. tax savings @ 24.0%: +$141
• After-tax cash flow: $1,101/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: Comanche County
• NCES district ID: 2005040
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $44,587
• Composite: 32.48/100
• National rank: #10844
• State rank: #118 of 280 in KS

Livability — Coldwater

• Score: 69/100
• State rank: #189
• US rank: #8647

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coldwater, KS
• Population (ZIP): 954

Population outlook (Comanche County) Hauer SSP2

• Today (2025): 1,770 people
• By 2030: 1,724 · -2.6%
• By 2040: 1,662 · -6.1%
• By 2050: 1,654 · -6.6%
• By 2075: 1,713 · -3.2%
• By 2100: 1,708 · -3.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 4% Scotch-Irish 3% Italian 2%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Comanche

• 2024 margin: Solid R (+68.3) · D 14.9% · R 83.2% · Other 1.9%
• 2008→2024 swing: -9.7pp toward R · 2008: -58.6pp · 2024: -68.3pp
• All cycles: 2024: R+68.3 2020: R+68.5 2016: R+70.4 2012: R+67.2 2008: R+58.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.84%
• Current HPI: 170.9531
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2005-07-01 Sold (Public Records) $13,500 Public Records