459 W 11th St · Hoisington, KS 67544

$127,500

4 bd · 2.0 ba · 1,233 sqft · SingleFamily public records · 395 Days on market

Built 1950 5,617 sqft lot

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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 +15.4/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +4.7/10.0
• Livability +4.1/5.0
• 1% rule +4.0/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Fenced in backyard
• Extra room
• Storage shed

Tags

• WALK IN CLOSET
• FENCED IN BACKYARD
• STORAGE SHED
• EXTRA ROOM

Property features AI

Finance

• Other: Lot approximately 105' x 53.5' (0.13 acre); Zoning: NC.1 / R-1

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Entry level: 1
• Exterior features: Covered patio/porch

Interior

• Kitchen: Range, Oven, Refrigerator
• Bedrooms: Three main-level bedrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Range, Oven, Refrigerator; Concrete basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $49 ($584/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 $115k (9.5% below list).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.

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 $7k of equity ($882 loan paydown + $6k 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 $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 395 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $128k implies a 264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $112,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 395 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 1950 — 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. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 9.2

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: 14.3%
• Equity multiple: 1.92×
• Total profit: $32,705
• Equity at exit: $72,481

10-year hold

• IRR: 15.0%
• Equity multiple: 3.69×
• Total profit: $96,128
• Equity at exit: $125,281

Cash invested: $35,700 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$141 /mo · $1,692/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $49

Break-even live

Break-even rent $1,092

Max offer price $127,500

Occupancy floor 91%

Sensitivity live

Price	-10% $121	-5% $85	+0% $49	+5% $13	+10% $-24
Rent	-10% $-43	-5% $3	+0% $49	+5% $94	+10% $140
Rate	-1.0pp $113	-0.5pp $81	base $49	+0.5pp $16	+1.0pp $-18

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $127,500 Active 395 DOM
2. 2026-06-18
   days on market $127,500 Active 393 DOM
3. 2026-06-17
   days on market $127,500 Active 392 DOM
4. 2026-06-16
   days on market $127,500 Active 391 DOM
5. 2026-06-15
   days on market $127,500 Active 390 DOM
6. 2026-06-13
   days on market $127,500 Active 388 DOM
7. 2026-06-12
   days on market $127,500 Active 387 DOM
8. 2026-06-09
   days on market $127,500 Active 384 DOM
9. 2026-06-08
   days on market $127,500 Active 383 DOM
10. 2026-06-07
    days on market $127,500 Active 382 DOM
11. 2026-06-05
    days on market $127,500 Active 380 DOM
12. 2026-06-04
    days on market $127,500 Active 378 DOM
13. 2026-06-02
    days on market $127,500 Active 377 DOM
14. 2026-06-01
    days on market $127,500 Active 376 DOM
15. 2026-05-31
    days on market $127,500 Active 375 DOM
16. 2026-05-31
    days on market $127,500 Active 374 DOM
17. 2026-05-03
    price $127,500
18. 2025-12-31
    status Active
19. 2025-12-31
    historical
20. 2025-08-20
    price $129,500
21. 2025-05-18
    listed $134,500 Active
22. 2013-06-06
    listed $65,000
23. 1995-07-01
    soldstatus $35,000

ⓘ 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: $1,692 · $141/mo
• Projected year-2 tax: $1,798 · $150/mo
• Expected delta: +$105/yr (+$9/mo · 6.2%)

ⓘ 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 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: $13,844
• − Mortgage interest: −$7,142
• − Property taxes: −$1,692
• − Insurance: −$638
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$3,709
• Taxable loss: −$1,552
• Est. tax savings @ 24.0%: +$372
• After-tax cash flow: $956/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

+264.3% since first listed

7 events — show timeline

• 2026-05-03 Price Changed $127,500 Hays MLS
• 2025-12-31 Relisted — Hays MLS
• 2025-12-31 Delisted — Hays MLS
• 2025-08-20 Price Changed $129,500 Hays MLS
• 2025-05-18 Listed $134,500 Hays MLS
• 2013-06-06 Listed $65,000 SCKMLS as Distributed by MLS Grid
• 1995-07-01 Sold (Public Records) $35,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,692 · -4.5% YoY. Source: county tax records.