522 S Christian Ave · Moundridge, KS 67107

$110,000

2 bd · 1.5 ba · 768 sqft · SingleFamily public records · 8 Days on market

Built 1945 6,534 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 +10.2/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Livability +3.8/5.0
• DSCR +2.9/10.0
• 1% rule +2.7/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• New lighting
• Fresh paint
• Brand new bathroom

Tags

• FULLY RENOVATED BUNGALOW
• HARDWOOD FLOORS
• BRAND NEW BATHROOM
• UPDATED KITCHEN
• NEW LIGHTING
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-63 ($-751/yr) — negative.
• To cash-flow at today's rent, offer at most $99k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $84k (23.4% below list).
• Recommended offer: $84k (23.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#56 in KS, #3,768 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Moundridge (rural): math 31% / reading 28% proficiency, ranked #99 of 169 in KS (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Moundridge Elem (math 50% / reading 30%, grade F, #315 of 684 statewide, top 47%, 188 students, 44% FRL); Moundridge Middle (math 32% / reading 32%, grade F, #58 of 219 statewide, top 27%, 177 students, 41% FRL); Moundridge High (math 24% / reading 15%, grade F, #198 of 327 statewide, top 66%, 132 students, 36% FRL) — zoned schools average 41% FRL vs 25% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 13 active listings in the ZIP; 102 units permitted in McPherson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($761 loan paydown + $4k appreciation (4.0% local appreciation)).
• McPherson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $22k; list at $110k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $84,232 (23.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.44%
• DSCR: 0.89
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.49×
• Total profit: $15,164
• Equity at exit: $55,743

10-year hold

• IRR: 10.3%
• Equity multiple: 2.71×
• Total profit: $52,582
• Equity at exit: $91,151

Cash invested: $30,800 (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 67107

• Home prices YoY: 1.9%
• Active inventory: 13
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $842 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$105 /mo · $1,264/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $-63

Break-even live

Break-even rent $922

Max offer price $98,945

Occupancy floor —

Sensitivity live

Price	-10% $0	-5% $-31	+0% $-63	+5% $-94	+10% $-125
Rent	-10% $-129	-5% $-96	+0% $-63	+5% $-29	+10% $4
Rate	-1.0pp $-7	-0.5pp $-35	base $-63	+0.5pp $-91	+1.0pp $-120

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-28
   status Pending
2. 2026-04-23
   status Active
3. 2026-04-13
   status Pending
4. 2026-04-10
   listed $110,000 Active
5. 1998-12-01
   soldstatus $22,000

ⓘ 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: $1,264 · $105/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$287/yr (+$24/mo · 22.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $10,108
• − Mortgage interest: −$6,162
• − Property taxes: −$1,264
• − Insurance: −$550
• − Repairs & maintenance: −$809
• − Management: −$809
• − Depreciation: −$3,200
• Taxable loss: −$2,685
• Est. tax savings @ 24.0%: +$644
• After-tax cash flow: $-107/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: Moundridge
• NCES district ID: 2009780
• Math proficiency: 31% ▬ 0.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $50,855
• Composite: 25.89/100
• National rank: #7340
• State rank: #99 of 169 in KS

Livability — Moundridge

• Score: 76/100
• State rank: #56
• US rank: #3768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moundridge, KS
• Population (ZIP): 2,565

Population outlook (McPherson County) Hauer SSP2

• Today (2025): 28,958 people
• By 2030: 28,735 · -0.8%
• By 2040: 28,020 · -3.2%
• By 2050: 27,276 · -5.8%
• By 2075: 26,211 · -9.5%
• By 2100: 23,976 · -17.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Scotch-Irish 3% Romanian 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 2%

Political lean MEDSL · McPherson

• 2024 margin: Solid R (+41.1) · D 28.5% · R 69.6% · Other 1.9%
• 2008→2024 swing: -5.8pp toward R · 2008: -35.3pp · 2024: -41.1pp
• All cycles: 2024: R+41.1 2020: R+40.3 2016: R+42.0 2012: R+41.6 2008: R+35.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.00%
• Current HPI: 209.1564
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+400.0% since first listed

5 events — show timeline

• 2026-04-28 Pending — SCKMLS as Distributed by MLS Grid
• 2026-04-23 Relisted — SCKMLS as Distributed by MLS Grid
• 2026-04-13 Pending — SCKMLS as Distributed by MLS Grid
• 2026-04-10 Listed $110,000 SCKMLS as Distributed by MLS Grid
• 1998-12-01 Sold (Public Records) $22,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,264 · +4.3% YoY. Source: county tax records.