828 N Anthony Ave · Anthony, KS 67003

$120,000

4 bd · 1.5 ba · 882 sqft · SingleFamily public records · 63 Days on market

Built 1953 0.34 ac lot

---

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 +10.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Key facts

• Bonus family room
• Finished basement
• Formal dining area

Tags

• FINISHED BASEMENT
• MODERN KITCHEN
• PRIVATE LAUNDRY ROOM
• FORMAL DINING AREA
• BONUS FAMILY ROOM

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Sewer available; Natural gas available
• Home design: Single-family onsite-built home; One level
• Construction: Composition roof; Full daylight foundation
• Exterior features: One-story; Chain link fencing

Interior

• Kitchen: Dishwasher; Range
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central air conditioning (electric); Forced air heating (natural gas)
• Interior features: Finished basement
• Laundry & utility: Laundry in basement; 220V outlet for laundry/large appliances

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-62 ($-741/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (18.1% below list).
• Recommended offer: $98k (18.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#228 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities F, commute F.
• Chaparral Schools (rural): math 29% / reading 29% proficiency, ranked #110 of 169 in KS (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Anthony Elem (math 42% / reading 42%, grade F, #273 of 684 statewide, top 45%, 210 students, 71% FRL); Chaparral Jr/Sr High (math 12% / reading 17%, grade F, #267 of 327 statewide, top 84%, 350 students, 64% FRL) — zoned schools average 68% FRL vs 52% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 16 active listings in the ZIP; 6 units permitted in Harper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($830 loan paydown + $5k appreciation (3.8% local appreciation)).
• Harper County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 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 $39k; list at $120k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,251 (18.1% 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. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.47×
• Total profit: $15,940
• Equity at exit: $59,701

10-year hold

• IRR: 10.1%
• Equity multiple: 2.66×
• Total profit: $55,863
• Equity at exit: $96,748

Cash invested: $33,600 (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 67003

• Home prices YoY: 2.4%
• Active inventory: 16
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $983 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$159 /mo · $1,904/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $-62

Break-even live

Break-even rent $1,061

Max offer price $109,085

Occupancy floor —

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $120,000 Active 63 DOM
2. 2026-06-17
   days on market $120,000 Active 62 DOM
3. 2026-06-16
   days on market $120,000 Active 61 DOM
4. 2026-06-15
   days on market $120,000 Active 60 DOM
5. 2026-06-13
   days on market $120,000 Active 58 DOM
6. 2026-06-12
   days on market $120,000 Active 57 DOM
7. 2026-06-09
   days on market $120,000 Active 54 DOM
8. 2026-06-08
   days on market $120,000 Active 53 DOM
9. 2026-06-07
   days on market $120,000 Active 52 DOM
10. 2026-06-05
    days on market $120,000 Active 50 DOM
11. 2026-06-04
    days on market $120,000 Active 48 DOM
12. 2026-06-02
    days on market $120,000 Active 47 DOM
13. 2026-06-01
    days on market $120,000 Active 46 DOM
14. 2026-05-31
    days on market $120,000 Active 45 DOM
15. 2026-05-31
    days on market $120,000 Active 44 DOM
16. 2026-04-16
    listed $120,000 Active
17. 2022-04-18
    soldstatus
18. 2022-01-15
    soldstatus
19. 2022-01-04
    listed $94,900
20. 2022-01-04
    listed $94,900
21. 2022-01-03
    listed $94,900
22. 2021-02-16
    listed $80,000
23. 2005-11-01
    soldstatus $39,000
24. 2003-12-01
    soldstatus $37,000
25. 1990-08-01
    soldstatus $34,000

ⓘ 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: $1,904 · $159/mo
• Projected year-2 tax: $1,904 · $159/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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 6 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,790
• − Mortgage interest: −$6,722
• − Property taxes: −$1,904
• − Insurance: −$600
• − Repairs & maintenance: −$943
• − Management: −$943
• − Depreciation: −$3,491
• Taxable loss: −$2,813
• Est. tax savings @ 24.0%: +$675
• After-tax cash flow: $-66/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: Chaparral Schools
• NCES district ID: 2003390
• Math proficiency: 29% ▼ -2.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $42,329
• Composite: 24.65/100
• National rank: #7624
• State rank: #110 of 169 in KS

Livability — Anthony

• Score: 68/100
• State rank: #228
• US rank: #10031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anthony, KS
• Population (ZIP): 2,529

Population outlook (Harper County) Hauer SSP2

• Today (2025): 5,360 people
• By 2030: 5,133 · -4.2%
• By 2040: 4,802 · -10.4%
• By 2050: 4,589 · -14.4%
• By 2075: 4,239 · -20.9%
• By 2100: 3,881 · -27.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 1% Iranian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Harper

• 2024 margin: Solid R (+64.0) · D 17.1% · R 81.1% · Other 1.8%
• 2008→2024 swing: -18.8pp toward R · 2008: -45.2pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+63.8 2016: R+62.2 2012: R+50.8 2008: R+45.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.84%
• Current HPI: 167.175
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+252.9% since first listed

10 events — show timeline

• 2026-04-16 Listed $120,000 SCKMLS as Distributed by MLS Grid
• 2022-04-18 Sold (MLS) — MKMLS as distributed by MLS GRID
• 2022-01-15 Sold (MLS) — MKMLS as distributed by MLS GRID
• 2022-01-04 Listed $94,900 MKMLS as distributed by MLS GRID
• 2022-01-04 Listed $94,900 MKMLS as distributed by MLS GRID
• 2022-01-03 Listed $94,900 SCKMLS as Distributed by MLS Grid
• 2021-02-16 Listed $80,000 SCKMLS as Distributed by MLS Grid
• 2005-11-01 Sold (Public Records) $39,000 Public Records
• 2003-12-01 Sold (Public Records) $37,000 Public Records
• 1990-08-01 Sold (Public Records) $34,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,904 · -2.0% YoY. Source: county tax records.