112 3rd St · Gorham, KS 67640

$80,000

2 bd · 1.0 ba · 620 sqft · SingleFamily public records · 26 Days on market

Built 1930 10,507 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 +19.2/30.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

WOW what a yard!! Very nice move in ready home!! This home includes a new roof, siding, and windows along with a new refrigerator and disposal. Home also includes the Washer and Dryer along with a big yard to build a shop \ garage. ..

Key facts

• Covered front porch
• Laundry room
• Large lot

Tags

• LARGE LOT
• LAUNDRY ROOM
• UPDATED BATHROOM
• COVERED FRONT PORCH
• DETACHED GARAGE

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Residential property; Zoning: NC.1 / R-1
• Construction: Composition roof
• Exterior features: Covered porch/patio

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range / Oven; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Heating & cooling: Central air conditioning
• Interior features: Dishwasher; Garbage disposal; Microwave; Range / Oven; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($810 rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#344 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools D+.
• Russell County (town): math 22% / reading 26% proficiency, ranked #144 of 169 in KS (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP; 6 units permitted in Russell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($553 loan paydown + $6k appreciation (7.2% local appreciation)).
• Russell County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $7k; list at $80k implies a 1043% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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?
4. 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?
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: 1.01% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.65%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 2.54×
• Total profit: $34,456
• Equity at exit: $56,477

10-year hold

• IRR: 20.3%
• Equity multiple: 5.28×
• Total profit: $95,951
• Equity at exit: $108,236

Cash invested: $22,400 (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 67640

• Home prices YoY: 3.5%
• Active inventory: 3
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $810 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $87

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 84%

Sensitivity live

Price	-10% $142	-5% $114	+0% $87	+5% $59	+10% $32
Rent	-10% $23	-5% $55	+0% $87	+5% $119	+10% $151
Rate	-1.0pp $127	-0.5pp $107	base $87	+0.5pp $66	+1.0pp $45

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $80,000 Active 26 DOM
2. 2026-06-21
   days on market $80,000 Active 25 DOM
3. 2026-06-18
   days on market $80,000 Active 23 DOM
4. 2026-06-17
   days on market $80,000 Active 22 DOM
5. 2026-06-16
   days on market $80,000 Active 21 DOM
6. 2026-06-15
   days on market $80,000 Active 20 DOM
7. 2026-06-13
   days on market $80,000 Active 18 DOM
8. 2026-06-12
   days on market $80,000 Active 17 DOM
9. 2026-06-09
   days on market $80,000 Active 14 DOM
10. 2026-06-08
    days on market $80,000 Active 13 DOM
11. 2026-06-07
    days on market $80,000 Active 12 DOM
12. 2026-06-05
    days on market $80,000 Active 10 DOM
13. 2026-06-04
    days on market $80,000 Active 8 DOM
14. 2026-06-02
    days on market $80,000 Active 7 DOM
15. 2026-06-01
    days on market $80,000 Active 6 DOM
16. 2026-05-31
    days on market $80,000 Active 5 DOM
17. 2026-05-31
    days on market $80,000 Active 4 DOM
18. 2026-05-22
    listed $80,000 Active
19. 2022-03-08
    soldstatus 235-char remark

    Show marketing remark (235 chars)

    WOW what a yard!! Very nice move in ready home!! This home includes a new roof, siding, and windows along with a new refrigerator and disposal. Home also includes the Washer and Dryer along with a big yard to build a shop \ garage. ..

20. 2021-08-23
    listed $65,000 235-char remark

    Show marketing remark (235 chars)

    WOW what a yard!! Very nice move in ready home!! This home includes a new roof, siding, and windows along with a new refrigerator and disposal. Home also includes the Washer and Dryer along with a big yard to build a shop \ garage. ..

21. 2001-06-01
    soldstatus $7,000

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 16 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: $9,717
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$777
• − Management: −$777
• − Depreciation: −$2,327
• Taxable loss: −$246
• Est. tax savings @ 24.0%: +$59
• 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: Russell County
• NCES district ID: 2011310
• Math proficiency: 22% ▲ 1.00%
• Reading proficiency: 26% ▲ 2.00%
• Median HH income: $41,397
• Composite: 20.4/100
• National rank: #8591
• State rank: #144 of 169 in KS

Livability — Gorham

• Score: 63/100
• State rank: #344
• US rank: #15425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gorham, KS
• Population (ZIP): 532

Population outlook (Russell County) Hauer SSP2

• Today (2025): 7,010 people
• By 2030: 7,035 · +0.4%
• By 2040: 7,181 · +2.4%
• By 2050: 7,290 · +4.0%
• By 2075: 8,229 · +17.4%
• By 2100: 8,868 · +26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Scotch-Irish 2% Norwegian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Russell

• 2024 margin: Solid R (+61.3) · D 18.4% · R 79.7% · Other 1.9%
• 2008→2024 swing: -7.5pp toward R · 2008: -53.8pp · 2024: -61.3pp
• All cycles: 2024: R+61.3 2020: R+63.4 2016: R+66.4 2012: R+61.2 2008: R+53.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.20%
• Current HPI: 211.3188
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1042.9% since first listed

4 events — show timeline

• 2026-05-22 Listed $80,000 Hays MLS
• 2022-03-08 Sold (MLS) — Hays MLS
• 2021-08-23 Listed $65,000 Hays MLS
• 2001-06-01 Sold (Public Records) $7,000 Public Records