203 N Lincoln St · Belle Plaine, KS 67013

$89,500

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 10 Days on market

Built 1925

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Key facts

• Built 1925
• Listed 10 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 69/100 on livability (#182 in KS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Belle Plaine (rural): math 12% / reading 21% proficiency, ranked #163 of 169 in KS (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 24 active listings in the ZIP; 14 units permitted in Sumner County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $619 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sumner County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $28k; list at $90k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,500

Questions for the listing agent

1. Built in 1925 — 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 F-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. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.62%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-1,694
• Equity at exit: $13,345

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $15,065
• Equity at exit: $7,738

Cash invested: $25,060 (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 67013

• Home prices YoY: -13.3%
• Active inventory: 24
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$114 /mo · $1,367/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $201

Break-even live

Break-even rent $785

Max offer price $89,500

Occupancy floor 76%

Sensitivity live

Price	-10% $252	-5% $226	+0% $201	+5% $176	+10% $150
Rent	-10% $119	-5% $160	+0% $201	+5% $242	+10% $283
Rate	-1.0pp $246	-0.5pp $224	base $201	+0.5pp $178	+1.0pp $154

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $89,500 Active 10 DOM
2. 2026-06-17
   days on market $89,500 Active 9 DOM
3. 2026-06-16
   days on market $89,500 Active 8 DOM
4. 2026-06-15
   days on market $89,500 Active 7 DOM
5. 2026-06-14
   days on market $89,500 Active 5 DOM
6. 2026-06-10
   days on market $89,500 Active 2 DOM
7. 2026-06-09
   listed $89,500 Active 1 DOM

ⓘ 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: $1,367 · $114/mo
• Projected year-2 tax: $1,367 · $114/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 18 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: $12,477
• − Mortgage interest: −$5,013
• − Property taxes: −$1,367
• − Insurance: −$448
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$2,604
• Taxable income: $1,049
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $2,158/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: Belle Plaine
• NCES district ID: 2003900
• Math proficiency: 12% ▼ -1.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $52,631
• Composite: 15.23/100
• National rank: #9337
• State rank: #163 of 169 in KS

Livability — Belle Plaine

• Score: 69/100
• State rank: #182
• US rank: #8371

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belle Plaine, KS
• Population (ZIP): 2,671

Population outlook (Sumner County) Hauer SSP2

• Today (2025): 22,787 people
• By 2030: 22,292 · -2.2%
• By 2040: 21,113 · -7.3%
• By 2050: 19,916 · -12.6%
• By 2075: 18,286 · -19.8%
• By 2100: 16,450 · -27.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Slovak 2% Italian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Sumner

• 2024 margin: Solid R (+50.1) · D 23.9% · R 74.0% · Other 2.0%
• 2008→2024 swing: -17.4pp toward R · 2008: -32.7pp · 2024: -50.1pp
• All cycles: 2024: R+50.1 2020: R+50.5 2016: R+50.6 2012: R+39.4 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.83%
• Current HPI: 193.905
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+219.6% since first listed

2 events — show timeline

• 2026-06-09 Listed $89,500 FSBO.com
• 1990-06-01 Sold (Public Records) $28,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,367 · -3.3% YoY. Source: county tax records.