601 E 6th St · Hoisington, KS 67544

$54,900

2 bd · 2.0 ba · 1,066 sqft · SingleFamily public records · 83 Days on market

Built 1910 6,970 sqft lot ↓ 11% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Livability +4.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 1910

Property features AI

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Corner lot; Paved road access
• Construction: Metal siding; Composition roof; Full basement
• Exterior features: Deck; Porch; Chain link fencing; Shed(s)

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 1 main-level bedroom
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Natural gas heating; Central electric air conditioning
• Interior features: Wood-burning stove fireplace (1 fireplace); Gas water heater
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($982 rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#9 in KS, #1,205 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Hoisington (town): math 34% / reading 32% proficiency, ranked #77 of 169 in KS (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lincoln Elementary (math 47% / reading 47%, grade D-, #200 of 684 statewide, top 33%, 212 students, 59% FRL); Hoisington Middle (math 27% / reading 22%, grade F, #110 of 219 statewide, top 55%, 197 students, 52% FRL); Hoisington High (math 24% / reading 15%, grade F, #198 of 327 statewide, top 66%, 201 students, 51% FRL).
• Market conditions: 14 active listings in the ZIP; 19 units permitted in Barton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($380 loan paydown + $3k appreciation (5.0% local appreciation)).
• Barton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $51,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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.
6. 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.
7. 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: 1.79% ✓
• Cap rate: 14.22%
• Cash-on-cash: 28.30%
• DSCR: 2.26
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.7%
• Equity multiple: 3.33×
• Total profit: $35,868
• Equity at exit: $31,209

10-year hold

• IRR: 35.9%
• Equity multiple: 6.76×
• Total profit: $88,505
• Equity at exit: $53,944

Cash invested: $15,372 (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 67544

• Home prices YoY: 2.8%
• Active inventory: 14
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $982 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$102 /mo · $1,229/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $362

Break-even live

Break-even rent $523

Max offer price $54,900

Occupancy floor 58%

Sensitivity live

Price	-10% $394	-5% $378	+0% $362	+5% $347	+10% $331
Rent	-10% $285	-5% $324	+0% $362	+5% $401	+10% $440
Rate	-1.0pp $390	-0.5pp $376	base $362	+0.5pp $348	+1.0pp $334

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $54,900 Active 83 DOM
2. 2026-06-21
   days on market $54,900 Active 82 DOM
3. 2026-06-18
   days on market $54,900 Active 80 DOM
4. 2026-06-17
   days on market $54,900 Active 79 DOM
5. 2026-06-16
   days on market $54,900 Active 78 DOM
6. 2026-06-15
   days on market $54,900 Active 77 DOM
7. 2026-06-13
   days on market $54,900 Active 75 DOM
8. 2026-06-12
   days on market $54,900 Active 74 DOM
9. 2026-06-09
   days on market $54,900 Active 71 DOM
10. 2026-06-08
    days on market $54,900 Active 70 DOM
11. 2026-06-07
    days on market $54,900 Active 69 DOM
12. 2026-06-05
    pricedays on market $54,900 Active 67 DOM
13. 2026-06-04
    days on market $59,900 Active 65 DOM
14. 2026-06-02
    days on market $59,900 Active 64 DOM
15. 2026-06-01
    days on market $59,900 Active 63 DOM
16. 2026-05-31
    days on market $59,900 Active 62 DOM
17. 2026-05-31
    days on market $59,900 Active 61 DOM
18. 2026-05-01
    price $59,900
19. 2026-03-30
    listed $67,500 Active

ⓘ 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: $1,229 · $102/mo
• Projected year-2 tax: $1,229 · $102/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $11,783
• − Mortgage interest: −$3,075
• − Property taxes: −$1,229
• − Insurance: −$274
• − Repairs & maintenance: −$943
• − Management: −$943
• − Depreciation: −$1,597
• Taxable income: $3,721
• Est. tax owed @ 24.0%: −$893
• After-tax cash flow: $3,457/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: Hoisington
• NCES district ID: 2007320
• Math proficiency: 34% ▼ -5.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $46,230
• Composite: 28.35/100
• National rank: #6774
• State rank: #77 of 169 in KS

Livability — Hoisington

• Score: 82/100
• State rank: #9
• US rank: #1205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoisington, KS
• Population (ZIP): 2,875

Population outlook (Barton County) Hauer SSP2

• Today (2025): 26,088 people
• By 2030: 25,418 · -2.6%
• By 2040: 24,010 · -8.0%
• By 2050: 22,719 · -12.9%
• By 2075: 20,690 · -20.7%
• By 2100: 18,869 · -27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 5% Black 2%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Barton

• 2024 margin: Solid R (+56.8) · D 20.9% · R 77.6% · Other 1.5%
• 2008→2024 swing: -13.4pp toward R · 2008: -43.3pp · 2024: -56.8pp
• All cycles: 2024: R+56.8 2020: R+56.4 2016: R+58.9 2012: R+53.6 2008: R+43.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.03%
• Current HPI: 185.61
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-11.3% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $59,900 MKMLS as distributed by MLS GRID
• 2026-03-30 Listed $67,500 MKMLS as distributed by MLS GRID

Property tax history

+1.6%/yr

Latest (2025): $1,229 · +0.7% YoY. Source: county tax records.