521 Hoover St · Pomona, KS 66076

$83,500

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 5 Days on market

Built 1989 0.50 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

This well-maintained 1989 mobile home has been lovingly cared for and it shows! Inside, you’ll find tons of kitchen storage, built-ins, a pantry, center island, and plenty of space for convenient eat-in dining. Situated on an extra-large corner lot, this property offers endless possibilities—enjoy the spacious yard and comfortable home for under $100K, or live in the mobile while you build your dream home with plenty of elbow room. A rare opportunity with space, value, and potential all in one! Recent updates include new shower in primary bath, Update/Remodel interior and new roof coating/sealer.

Key facts

• Pantry
• Spacious yard
• Kitchen storage

Tags

• KITCHEN STORAGE
• BUILT-INS
• PANTRY
• CENTER ISLAND
• EXTRA-LARGE CORNER LOT
• SPACIOUS YARD

Property features AI

Finance

• Other: Not in a flood plain
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: City/public water (verify); Public sewer
• Home design: Residential villa; Ranch floor plan; Single-story (main level); Mobile/manufactured home
• Construction: Metal siding; Vinyl siding; Metal roof; Crawl space foundation; Approximately 31–40 years old
• Exterior features: Front porch; Shed(s); Corner city lot with paved public street

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ceiling fans; Pantry; Eat-in kitchen
• Laundry & utility: Laundry in hall on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $84k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).

Location & tenants

• Location reads 63/100 on livability (#342 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: schools D, amenities F, commute F.
• West Franklin (rural): math 25% / reading 30% proficiency, ranked #113 of 169 in KS (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 active listings in the ZIP; 85 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($577 loan paydown + $8k appreciation (10.0% local appreciation)).
• Franklin County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $84k implies a 318% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.30% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.93%
• DSCR: 1.80
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.6%
• Equity multiple: 3.90×
• Total profit: $67,706
• Equity at exit: $75,223

10-year hold

• IRR: 32.4%
• Equity multiple: 8.78×
• Total profit: $181,834
• Equity at exit: $162,222

Cash invested: $23,380 (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 66076

• Home prices YoY: 14.0%
• Active inventory: 15
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$438
• Tax from tax record: −$37 /mo · $450/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $349

Break-even live

Break-even rent $646

Max offer price $83,500

Occupancy floor 63%

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: $20,875
• Closing costs: $2,505
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-17
   status Pending
2. 2026-05-11
   listed $83,500 Active
3. 2003-06-01
   soldstatus $20,000
4. 1995-06-01
   soldstatus $10,000

ⓘ 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: $450 · $37/mo
• Projected year-2 tax: $1,177 · $98/mo
• Expected delta: +$728/yr (+$61/mo · 161.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°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: $13,057
• − Mortgage interest: −$4,677
• − Property taxes: −$450
• − Insurance: −$418
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$2,429
• Taxable income: $2,994
• Est. tax owed @ 24.0%: −$719
• After-tax cash flow: $3,474/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: West Franklin
• NCES district ID: 2010800
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 30% ▼ -6.00%
• Median HH income: $52,425
• Composite: 24.35/100
• National rank: #7696
• State rank: #113 of 169 in KS

Livability — Pomona

• Score: 63/100
• State rank: #342
• US rank: #15371

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pomona, KS
• Population (ZIP): 2,231

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 24,777 people
• By 2030: 24,116 · -2.7%
• By 2040: 22,426 · -9.5%
• By 2050: 20,555 · -17.0%
• By 2075: 17,149 · -30.8%
• By 2100: 14,526 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5%
• Common ancestry: Italian 6% Iranian 5% Serbian 3%
• Foreign-born: 4% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+40.1) · D 28.9% · R 69.0% · Other 2.0%
• 2008→2024 swing: -17.6pp toward R · 2008: -22.5pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+38.4 2016: R+39.4 2012: R+30.4 2008: R+22.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.47%
• Current HPI: 330.3451
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+735.0% since first listed

4 events — show timeline

• 2026-05-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-11 Listed $83,500 Heartland MLS as Distributed by MLS Grid
• 2003-06-01 Sold (Public Records) $20,000 Public Records
• 1995-06-01 Sold (Public Records) $10,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $450 · +6.6% YoY. Source: county tax records.