614 N Walnut · Hoisington, KS 67544

$101,500

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 3 Days on market

Built 1940 5,000 sqft lot

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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 +14.6/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +4.4/10.0
• Livability +4.1/5.0
• 1% rule +3.5/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Newer vinyl windows
• Fenced in backyard
• New flooring

Tags

• COVERED PATIO
• FENCED IN BACKYARD
• NEWER VINYL WINDOWS
• SIDING ADDED
• NEW FLOORING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Entry level: 1
• Construction: Basement: concrete
• Exterior features: Composition (shingle) roof; Lot approximately 50' x 100' (0.11 acre); Zoned NC.1 / R-1

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 main-level bedrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Water softener; Concrete basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $24 ($283/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 $86k (15.4% below list).
• Recommended offer: $86k (15.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#9 in KS, #1,205 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, commute F.
• Hoisington (town): math 34% / reading 32% proficiency, ranked #77 of 169 in KS (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 19 units permitted in Barton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($702 loan paydown + $5k appreciation (5.0% local appreciation)).
• Barton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $6k; list at $102k implies a 1592% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,888 (15.4% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.88×
• Total profit: $25,052
• Equity at exit: $57,700

10-year hold

• IRR: 14.5%
• Equity multiple: 3.62×
• Total profit: $74,344
• Equity at exit: $99,733

Cash invested: $28,420 (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 67544

• Home prices YoY: 2.8%
• Active inventory: 14
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $859 medium
• Mortgage (P&I): −$532
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $24

Break-even live

Break-even rent $829

Max offer price $101,500

Occupancy floor 92%

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: $25,375
• Closing costs: $3,045
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-24
   status Pending
2. 2026-05-21
   listed $101,500 Active
3. 2019-04-08
   listed $42,900
4. 2004-06-01
   soldstatus $6,000
5. 1996-11-01
   soldstatus $26,000
6. 1989-08-01
   soldstatus $3,500

ⓘ 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: $964 · $80/mo
• Projected year-2 tax: $1,431 · $119/mo
• Expected delta: +$467/yr (+$39/mo · 48.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 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: $10,307
• − Mortgage interest: −$5,686
• − Property taxes: −$964
• − Insurance: −$508
• − Repairs & maintenance: −$825
• − Management: −$825
• − Depreciation: −$2,953
• Taxable loss: −$1,453
• Est. tax savings @ 24.0%: +$349
• After-tax cash flow: $632/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: Hoisington
• NCES district ID: 2007320
• Math proficiency: 34% ▼ -5.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $46,230
• Composite: 28.35/100
• National rank: #6774
• State rank: #77 of 169 in KS

Livability — Hoisington

• Score: 82/100
• State rank: #9
• US rank: #1205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoisington, KS
• Population (ZIP): 2,875

Population outlook (Barton County) Hauer SSP2

• Today (2025): 26,088 people
• By 2030: 25,418 · -2.6%
• By 2040: 24,010 · -8.0%
• By 2050: 22,719 · -12.9%
• By 2075: 20,690 · -20.7%
• By 2100: 18,869 · -27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 5% Black 2%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Barton

• 2024 margin: Solid R (+56.8) · D 20.9% · R 77.6% · Other 1.5%
• 2008→2024 swing: -13.4pp toward R · 2008: -43.3pp · 2024: -56.8pp
• All cycles: 2024: R+56.8 2020: R+56.4 2016: R+58.9 2012: R+53.6 2008: R+43.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.03%
• Current HPI: 185.61
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+2800.0% since first listed

6 events — show timeline

• 2026-05-24 Pending — Hays MLS
• 2026-05-21 Listed $101,500 Hays MLS
• 2019-04-08 Listed $42,900 SCKMLS as Distributed by MLS Grid
• 2004-06-01 Sold (Public Records) $6,000 Public Records
• 1996-11-01 Sold (Public Records) $26,000 Public Records
• 1989-08-01 Sold (Public Records) $3,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $964 · +6.6% YoY. Source: county tax records.