2357 160 Hwy · Columbus, KS 66725

$150,000

4 bd · 1.0 ba · 2,036 sqft · SingleFamily public records · 160 Days on market

Built 1905 1.70 ac lot ↓ 29% since listing

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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 +15.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for a place outside of town? This may be exactly what you are looking for. This home sits on top of the hill and has one of the best views of the Kansas Sunset around. Featuring 5 bedrooms (one on the main level), a large living room, and a formal dining room that can also be use as flex space. The country kitchen has ample cabinets and storage, and a beautiful, covered porch right outside the side entrance to sit and enjoy your morning coffee or marvel at the gorgeous sunset. All 4 additional bedrooms upstairs are spacious, and all have walk in closets, plus there are two large storage closets in the hallway. The recently added insulated windows throughout the home provide an additional benefit of keeping heating and cooling costs down and outside noise to a minimum. The unique stone exterior makes the home a rare rind that isn't seen often. The large storage building provides ample space for lawn and garden tools and extra workspace. Make your appointment soon.

Key facts

• Covered porch
• Insulated windows
• Walk in closets

Tags

• COVERED PORCH
• WALK IN CLOSETS
• INSULATED WINDOWS
• UNIQUE STONE EXTERIOR
• LARGE STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $69 ($831/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 $126k (16.2% below list).
• Recommended offer: $126k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.4% in Columbus — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#96 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: schools D-, amenities F, commute F.
• Columbus (town): math 22% / reading 35% proficiency, ranked #120 of 169 in KS (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 40 active listings in the ZIP; 17 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cherokee County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $14k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,768 (16.2% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — 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. 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: 0.84% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.98%
• DSCR: 1.09
• GRM: 9.9

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: -13.2%
• Equity multiple: 0.53×
• Total profit: $-19,947
• Equity at exit: $22,365

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-11,895
• Equity at exit: $12,969

Cash invested: $42,000 (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 66725

• Home prices YoY: -11.7%
• Active inventory: 40
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $69

Break-even live

Break-even rent $1,170

Max offer price $150,000

Occupancy floor 90%

Sensitivity live

Price	-10% $154	-5% $112	+0% $69	+5% $27	+10% $-16
Rent	-10% $-30	-5% $20	+0% $69	+5% $119	+10% $169
Rate	-1.0pp $145	-0.5pp $107	base $69	+0.5pp $30	+1.0pp $-9

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $150,000 Active 160 DOM
2. 2026-06-18
   days on market $150,000 Active 159 DOM
3. 2026-06-17
   days on market $150,000 Active 158 DOM
4. 2026-06-16
   days on market $150,000 Active 157 DOM
5. 2026-06-15
   days on market $150,000 Active 156 DOM
6. 2026-06-14
   days on market $150,000 Active 154 DOM
7. 2026-06-13
   days on market $150,000 Active 153 DOM
8. 2026-06-10
   days on market $150,000 Active 151 DOM
9. 2026-06-09
   days on market $150,000 Active 150 DOM
10. 2026-06-08
    days on market $150,000 Active 149 DOM
11. 2026-06-07
    days on market $150,000 Active 148 DOM
12. 2026-06-05
    days on market $150,000 Active 145 DOM
13. 2026-06-03
    days on market $150,000 Active 144 DOM
14. 2026-06-02
    days on market $150,000 Active 143 DOM
15. 2026-06-01
    days on market $150,000 Active 142 DOM
16. 2026-05-31
    days on market $150,000 Active 141 DOM
17. 2026-05-30
    days on market $150,000 Active 140 DOM
18. 2026-04-24
    status Active 994-char remark

    Show marketing remark (994 chars)

    Are you looking for a place outside of town? This may be exactly what you are looking for. This home sits on top of the hill and has one of the best views of the Kansas Sunset around. Featuring 5 bedrooms (one on the main level), a large living room, and a formal dining room that can also be use as flex space. The country kitchen has ample cabinets and storage, and a beautiful, covered porch right outside the side entrance to sit and enjoy your morning coffee or marvel at the gorgeous sunset. All 4 additional bedrooms upstairs are spacious, and all have walk in closets, plus there are two large storage closets in the hallway. The recently added insulated windows throughout the home provide an additional benefit of keeping heating and cooling costs down and outside noise to a minimum. The unique stone exterior makes the home a rare rind that isn't seen often. The large storage building provides ample space for lawn and garden tools and extra workspace. Make your appointment soon.

19. 2026-04-15
    historical Active Under Contract 994-char remark

    Show marketing remark (994 chars)

    Are you looking for a place outside of town? This may be exactly what you are looking for. This home sits on top of the hill and has one of the best views of the Kansas Sunset around. Featuring 5 bedrooms (one on the main level), a large living room, and a formal dining room that can also be use as flex space. The country kitchen has ample cabinets and storage, and a beautiful, covered porch right outside the side entrance to sit and enjoy your morning coffee or marvel at the gorgeous sunset. All 4 additional bedrooms upstairs are spacious, and all have walk in closets, plus there are two large storage closets in the hallway. The recently added insulated windows throughout the home provide an additional benefit of keeping heating and cooling costs down and outside noise to a minimum. The unique stone exterior makes the home a rare rind that isn't seen often. The large storage building provides ample space for lawn and garden tools and extra workspace. Make your appointment soon.

20. 2026-04-01
    price $150,000 994-char remark

    Show marketing remark (994 chars)

    Are you looking for a place outside of town? This may be exactly what you are looking for. This home sits on top of the hill and has one of the best views of the Kansas Sunset around. Featuring 5 bedrooms (one on the main level), a large living room, and a formal dining room that can also be use as flex space. The country kitchen has ample cabinets and storage, and a beautiful, covered porch right outside the side entrance to sit and enjoy your morning coffee or marvel at the gorgeous sunset. All 4 additional bedrooms upstairs are spacious, and all have walk in closets, plus there are two large storage closets in the hallway. The recently added insulated windows throughout the home provide an additional benefit of keeping heating and cooling costs down and outside noise to a minimum. The unique stone exterior makes the home a rare rind that isn't seen often. The large storage building provides ample space for lawn and garden tools and extra workspace. Make your appointment soon.

21. 2026-01-10
    listed $164,500 Active 994-char remark

    Show marketing remark (994 chars)

    Are you looking for a place outside of town? This may be exactly what you are looking for. This home sits on top of the hill and has one of the best views of the Kansas Sunset around. Featuring 5 bedrooms (one on the main level), a large living room, and a formal dining room that can also be use as flex space. The country kitchen has ample cabinets and storage, and a beautiful, covered porch right outside the side entrance to sit and enjoy your morning coffee or marvel at the gorgeous sunset. All 4 additional bedrooms upstairs are spacious, and all have walk in closets, plus there are two large storage closets in the hallway. The recently added insulated windows throughout the home provide an additional benefit of keeping heating and cooling costs down and outside noise to a minimum. The unique stone exterior makes the home a rare rind that isn't seen often. The large storage building provides ample space for lawn and garden tools and extra workspace. Make your appointment soon.

22. 2025-11-29
    historical
23. 2025-10-08
    price $179,000
24. 2025-10-07
    price $179,000
25. 2025-07-15
    price $189,500
26. 2025-07-14
    price $189,500
27. 2025-05-30
    listed $210,000 Active

ⓘ 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: $903 · $75/mo
• Projected year-2 tax: $2,115 · $176/mo
• Expected delta: +$1,212/yr (+$101/mo · 134.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,092
• − Mortgage interest: −$8,402
• − Property taxes: −$903
• − Insurance: −$750
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$4,364
• Taxable loss: −$1,741
• Est. tax savings @ 24.0%: +$418
• After-tax cash flow: $1,249/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: Columbus
• NCES district ID: 2005070
• Math proficiency: 22% ▼ -1.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $41,308
• Composite: 24.08/100
• National rank: #7756
• State rank: #120 of 169 in KS

Livability — Columbus

• Score: 73/100
• State rank: #96
• US rank: #5460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,102

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 18,848 people
• By 2030: 17,862 · -5.2%
• By 2040: 15,850 · -15.9%
• By 2050: 13,915 · -26.2%
• By 2075: 10,102 · -46.4%
• By 2100: 6,977 · -63.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Black 2% Hispanic / Latino 2% Native American 1%
• Common ancestry: Italian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+52.9) · D 22.6% · R 75.5% · Other 1.9%
• 2008→2024 swing: -29.2pp toward R · 2008: -23.7pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+49.9 2016: R+48.4 2012: R+29.5 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.61%
• Current HPI: 216.89
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-28.6% since first listed

10 events — show timeline

• 2026-04-24 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-15 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $150,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-10 Listed $164,500 Heartland MLS as Distributed by MLS Grid
• 2025-11-29 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-10-08 Price Changed $179,000 OGAR
• 2025-10-07 Price Changed $179,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-15 Price Changed $189,500 OGAR
• 2025-07-14 Price Changed $189,500 Heartland MLS as Distributed by MLS Grid
• 2025-05-30 Listed $210,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2025): $903 · +12.7% YoY. Source: county tax records.