310 N Union St Ave · Stafford, KS 67578

$25,000

3 bd · 1.0 ba · 1,496 sqft · SingleFamily public records · 86 Days on market

Built 1915

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Key facts

• New pex plumbing
• Investment property
• Partially finished

Tags

• INVESTMENT PROPERTY
• PARTIALLY FINISHED
• LARGE PRIMARY BEDROOM
• NICE BATH
• NEW PEX PLUMBING
• NEW ELECTRICAL

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story; Entry at level 1
• Construction: Wood siding construction
• Exterior features: Composition roof

Interior

• Kitchen: Dishwasher; Range/Oven; Refrigerator; Garbage disposal
• Bedrooms: 1 bedroom on the main level
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Disposal; Range; Oven; Refrigerator; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#264 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Stafford (rural): math 20% / reading 25% proficiency, ranked #254 of 280 in KS (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Stafford Elementary (math 34% / reading 34%, grade F, #388 of 684 statewide, top 61%, 139 students, 66% FRL); Stafford Middle School/High School (math 5% / reading 15%, grade F, #289 of 327 statewide, top 93%, 95 students, 68% FRL) — zoned schools average 67% FRL vs 49% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 13 active listings in the ZIP; 8 units permitted in Stafford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $384 of equity ($173 loan paydown + $211 appreciation (0.8% local appreciation)).
• Stafford County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $25k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $23,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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 1915 — 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 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?
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. 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?
8. 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.
9. 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.
10. 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: 4.48% ✓
• Cap rate: 40.44%
• Cash-on-cash: 121.97%
• DSCR: 6.43
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.52×
• Total profit: $45,609
• Equity at exit: $8,332

10-year hold

• IRR: —
• Equity multiple: 15.66×
• Total profit: $102,597
• Equity at exit: $10,918

Cash invested: $7,000 (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 67578

• Home prices YoY: 0.6%
• Active inventory: 13
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,119 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $711

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 31%

Sensitivity live

Price	-10% $729	-5% $720	+0% $711	+5% $703	+10% $694
Rent	-10% $623	-5% $667	+0% $711	+5% $756	+10% $800
Rate	-1.0pp $724	-0.5pp $718	base $711	+0.5pp $705	+1.0pp $698

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-22
   days on market $25,000 Active 86 DOM
2. 2026-06-21
   days on market $25,000 Active 85 DOM
3. 2026-06-21
   days on market $25,000 Active 84 DOM
4. 2026-06-18
   days on market $25,000 Active 82 DOM
5. 2026-06-17
   days on market $25,000 Active 81 DOM
6. 2026-06-16
   days on market $25,000 Active 80 DOM
7. 2026-06-15
   days on market $25,000 Active 79 DOM
8. 2026-06-13
   days on market $25,000 Active 77 DOM
9. 2026-06-12
   days on market $25,000 Active 76 DOM
10. 2026-06-09
    days on market $25,000 Active 73 DOM
11. 2026-06-09
    status $25,000 Active 72 DOM
12. 2026-03-17
    listed $25,000 Active
13. 2001-04-01
    soldstatus $9,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $13,432
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$727
• Taxable income: $8,655
• Est. tax owed @ 24.0%: −$2,077
• After-tax cash flow: $6,461/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: Stafford
• NCES district ID: 2011970
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 25% ▲ 5.00%
• Median HH income: $38,497
• Composite: 22.02/100
• National rank: #13537
• State rank: #254 of 280 in KS

Livability — Stafford

• Score: 66/100
• State rank: #264
• US rank: #11686

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stafford, KS
• Population (ZIP): 1,033

Population outlook (Stafford County) Hauer SSP2

• Today (2025): 3,953 people
• By 2030: 3,818 · -3.4%
• By 2040: 3,609 · -8.7%
• By 2050: 3,473 · -12.1%
• By 2075: 3,300 · -16.5%
• By 2100: 2,957 · -25.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Stafford

• 2024 margin: Solid R (+64.0) · D 17.1% · R 81.1% · Other 1.8%
• 2008→2024 swing: -18.1pp toward R · 2008: -46.0pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+63.3 2016: R+62.7 2012: R+53.4 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.84%
• Current HPI: 147.6352
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+177.8% since first listed

2 events — show timeline

• 2026-03-17 Listed $25,000 Hays MLS
• 2001-04-01 Sold (Public Records) $9,000 Public Records