1317 Kingston Dr · Salina, KS 67401

$125,000

3 bd · 1.0 ba · 1,144 sqft · Townhouse public records · 139 Days on market

Built 1958 7,405 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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Key facts

• Ceiling fans
• Dishwasher
• Newer siding

Tags

• NEWER SIDING
• NEW ROOF
• COVERED PATIO
• CHAIN LINK FENCE
• CEILING FANS
• DISHWASHER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#127 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime F, amenities F.
• Salina (town): math 21% / reading 30% proficiency, ranked #134 of 169 in KS (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Schilling Elem (math 22% / reading 37%, grade F, #463 of 684 statewide, top 73%, 408 students, 82% FRL); Salina South Middle (math 20% / reading 26%, grade F, #125 of 219 statewide, top 59%, 811 students, 62% FRL); Salina High South (math 11% / reading 25%, grade F, #233 of 327 statewide, top 71%, 1,102 students, 54% FRL) — zoned schools average 66% FRL vs 50% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.7%/yr); 328 active listings in the ZIP; 293 units permitted in Saline County in 2024 (186 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Saline County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $125k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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 1958 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.93%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.66% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.83×
• Total profit: $-5,799
• Equity at exit: $18,638

10-year hold

• IRR: 8.1%
• Equity multiple: 1.69×
• Total profit: $24,039
• Equity at exit: $10,808

Cash invested: $35,000 (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 67401

• Rents YoY: 5.7%
• Active inventory: 328
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$111 /mo · $1,327/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $173

Break-even live

Break-even rent $1,036

Max offer price $125,000

Occupancy floor 81%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2025-12-01
   status Pending
2. 2025-11-10
   price $125,000
3. 2025-10-06
   price $127,500
4. 2025-10-06
   price $125,000
5. 2025-10-06
   price $127,500
6. 2025-09-22
   price $130,000
7. 2025-09-08
   price $134,400
8. 2025-07-24
   price $136,900
9. 2025-07-15
   listed $139,900 Active
10. 2016-05-09
    soldstatus $78,100
11. 2016-04-28
    listed $77,900
12. 2016-02-03
    soldstatus $40,000
13. 2016-01-28
    listed $42,500
14. 2009-10-16
    soldstatus $46,000
15. 2009-09-08
    listed $64,900
16. 2001-08-01
    soldstatus $60,000

ⓘ 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: $1,327 · $111/mo
• Projected year-2 tax: $1,762 · $147/mo
• Expected delta: +$436/yr (+$36/mo · 32.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,056
• − Mortgage interest: −$7,002
• − Property taxes: −$1,327
• − Insurance: −$625
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$3,636
• Taxable income: $57
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $2,062/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: Salina
• NCES district ID: 2011370
• Math proficiency: 21% ▼ -3.00%
• Reading proficiency: 30% ▼ -1.00%
• Median HH income: $44,726
• Composite: 21.94/100
• National rank: #8224
• State rank: #134 of 169 in KS

Livability — Salina

• Score: 71/100
• State rank: #127
• US rank: #6569

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salina, KS
• County: Saline County · 50,217 people
• City population: 50,217
• Metro: Salina, KS
• Population (ZIP): 50,217
• Household income: $64,606
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 1536.0

Population outlook (Saline County) Hauer SSP2

• Today (2025): 55,099 people
• By 2030: 54,446 · -1.2%
• By 2040: 52,572 · -4.6%
• By 2050: 50,362 · -8.6%
• By 2075: 45,522 · -17.4%
• By 2100: 40,059 · -27.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 13% Two or more races 7% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 3% Iranian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 1% Korean 1%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+31.6) · D 33.3% · R 64.9% · Other 1.8%
• 2008→2024 swing: -5.3pp toward R · 2008: -26.2pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+30.5 2016: R+34.3 2012: R+32.2 2008: R+26.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -210.03%
• Current HPI: 175.4541
• Rent YoY: ▲ 5.66%
• Metro: Salina, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+108.3% since first listed

16 events — show timeline

• 2025-12-01 Pending — SCKMLS as Distributed by MLS Grid
• 2025-11-10 Price Changed $125,000 SCKMLS as Distributed by MLS Grid
• 2025-10-06 Price Changed $127,500 SCKMLS as Distributed by MLS Grid
• 2025-10-06 Price Changed $125,000 SCKMLS as Distributed by MLS Grid
• 2025-10-06 Price Changed $127,500 SCKMLS as Distributed by MLS Grid
• 2025-09-22 Price Changed $130,000 SCKMLS as Distributed by MLS Grid
• 2025-09-08 Price Changed $134,400 SCKMLS as Distributed by MLS Grid
• 2025-07-24 Price Changed $136,900 SCKMLS as Distributed by MLS Grid
• 2025-07-15 Listed $139,900 SCKMLS as Distributed by MLS Grid
• 2016-05-09 Sold (Public Records) $78,100 Public Records
• 2016-04-28 Listed $77,900 SCKMLS as Distributed by MLS Grid
• 2016-02-03 Sold (Public Records) $40,000 Public Records
• 2016-01-28 Listed $42,500 SCKMLS as Distributed by MLS Grid
• 2009-10-16 Sold (Public Records) $46,000 Public Records
• 2009-09-08 Listed $64,900 SCKMLS as Distributed by MLS Grid
• 2001-08-01 Sold (Public Records) $60,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,327 · +6.8% YoY. Source: county tax records.