102 Garrison Ave · Westphalia, KS 66093

$50,000

2 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 328 Days on market

Built 1905 0.45 ac lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.45 acre lot
• 2 garage spots
• Built 1905

Property features AI

Finance

• Other: Located inside city limits
• HOA & community: No association fees

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Bungalow floor plan
• Construction: Vinyl siding; Composition roof; Approximately 101+ years old
• Exterior features: Porch; City lot; Lot dimensions approximately 71' x 276'

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Two bedrooms on the main level; Primary bedroom includes a walk-in closet; Second bedroom on the main level with carpet
• Flooring: Carpet in second bedroom
• Bathrooms: One full bathroom on the main level with shower over tub
• Heating & cooling: Natural gas heating; Attic fan; Electric cooling (has cooling)
• Interior features: Ceiling fan(s); Walk-in closet(s); Formal dining area; Crawl space basement
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#580 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, crime F, amenities F.
• Garnett (rural): math 34% / reading 32% proficiency, ranked #85 of 169 in KS (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Westphalia (math 24% / reading 24%, grade F, #540 of 684 statewide, top 82%, 52 students, 46% FRL).
• Market conditions: 3 active listings in the ZIP; 23 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($346 loan paydown + $3k appreciation (5.2% local appreciation)).
• Anderson County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 328 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $15k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $50k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 328 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 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 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. 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: 2.05% ✓
• Cap rate: 17.55%
• Cash-on-cash: 40.19%
• DSCR: 2.79
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.8%
• Equity multiple: 4.00×
• Total profit: $41,976
• Equity at exit: $28,948

10-year hold

• IRR: 46.4%
• Equity multiple: 8.20×
• Total profit: $100,849
• Equity at exit: $50,475

Cash invested: $14,000 (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 66093

• Home prices YoY: 1.5%
• Active inventory: 3
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$59 /mo · $712/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $469

Break-even live

Break-even rent $433

Max offer price $50,000

Occupancy floor 49%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $50,000 Active 328 DOM
2. 2026-06-17
   days on market $50,000 Active 327 DOM
3. 2026-06-16
   days on market $50,000 Active 326 DOM
4. 2026-06-15
   days on market $50,000 Active 325 DOM
5. 2026-06-13
   days on market $50,000 Active 323 DOM
6. 2026-06-12
   days on market $50,000 Active 322 DOM
7. 2026-06-09
   days on market $50,000 Active 319 DOM
8. 2026-06-08
   days on market $50,000 Active 318 DOM
9. 2026-06-07
   days on market $50,000 Active 317 DOM
10. 2026-06-05
    days on market $50,000 Active 315 DOM
11. 2026-05-31
    days on market $50,000 Active 314 DOM
12. 2026-05-31
    days on market $50,000 Active 313 DOM
13. 2026-03-26
    price $50,000
14. 2026-01-14
    status Active
15. 2026-01-14
    price $52,000
16. 2025-12-16
    historical
17. 2025-08-15
    price $58,000
18. 2025-07-30
    price $60,000
19. 2025-07-07
    price $62,000
20. 2025-06-23
    listed $65,000 Active
21. 2023-03-08
    historical
22. 2022-12-05
    price $45,000
23. 2022-09-14
    price $52,500
24. 2022-09-08
    listed $62,500 Active
25. 2004-02-01
    soldstatus $20,000
26. 2003-08-01
    soldstatus $20,000

ⓘ 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: $712 · $59/mo
• Projected year-2 tax: $712 · $59/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,322
• − Mortgage interest: −$2,801
• − Property taxes: −$712
• − Insurance: −$250
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$1,455
• Taxable income: $5,134
• Est. tax owed @ 24.0%: −$1,232
• After-tax cash flow: $4,394/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: Garnett
• NCES district ID: 2006450
• Math proficiency: 34% ▼ -5.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $41,150
• Composite: 27.86/100
• National rank: #6876
• State rank: #85 of 169 in KS

Livability — Westphalia

• Score: 55/100
• State rank: #580
• US rank: #23661

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westphalia, KS
• Population (ZIP): 664

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 7,231 people
• By 2030: 6,890 · -4.7%
• By 2040: 6,171 · -14.7%
• By 2050: 5,446 · -24.7%
• By 2075: 4,078 · -43.6%
• By 2100: 2,817 · -61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 27% Lithuanian 4% Iranian 2%
• Foreign-born: 0%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+59.8) · D 19.3% · R 79.1% · Other 1.6%
• 2008→2024 swing: -27.0pp toward R · 2008: -32.7pp · 2024: -59.8pp
• All cycles: 2024: R+59.8 2020: R+56.7 2016: R+52.5 2012: R+40.0 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.20%
• Current HPI: 355.5684
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+150.0% since first listed

14 events — show timeline

• 2026-03-26 Price Changed $50,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-14 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $52,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-16 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-08-15 Price Changed $58,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-30 Price Changed $60,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-07 Price Changed $62,000 Heartland MLS as Distributed by MLS Grid
• 2025-06-23 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2023-03-08 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-12-05 Price Changed $45,000 Heartland MLS as Distributed by MLS Grid
• 2022-09-14 Price Changed $52,500 Heartland MLS as Distributed by MLS Grid
• 2022-09-08 Listed $62,500 Heartland MLS as Distributed by MLS Grid
• 2004-02-01 Sold (Public Records) $20,000 Public Records
• 2003-08-01 Sold (Public Records) $20,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $712 · -19.1% YoY. Source: county tax records.