316 S Sullivan · Ulysses, KS 67880

$85,000

2 bd · 1.0 ba · 806 sqft · SingleFamily public records · 753 Days on market

Built 1927 7,000 sqft lot ↓ 15% since listing

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Key facts

• Large backyard
• Ranch style home
• Newer shop

Tags

• RANCH STYLE HOME
• UPDATED AND WELL MAINTAINED
• LARGE BACKYARD
• NEWER SHOP

Property features AI

Exterior

• Parking: Detached or attached garage with 1 parking space; Paved parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Stucco exterior; Composition roof
• Exterior features: Covered patio/porch; Wood fencing; Shed(s); Workshop; Lot dimensions approximately 140 x 50

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Space heater
• Interior features: Dishwasher; Electric range; Refrigerator; Electric water heater; Space heater
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($910 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#133 in KS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Ulysses (town): math 14% / reading 19% proficiency, ranked #162 of 169 in KS (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 27 active listings in the ZIP; 2 units permitted in Grant County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 753 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 753 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 1927 — 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. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 7.8

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-1,759
• Equity at exit: $12,674

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $13,879
• Equity at exit: $7,349

Cash invested: $23,800 (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 67880

• Home prices YoY: -27.1%
• Active inventory: 27
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $910 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $189

Break-even live

Break-even rent $671

Max offer price $85,000

Occupancy floor 74%

Sensitivity live

Price	-10% $237	-5% $213	+0% $189	+5% $165	+10% $141
Rent	-10% $117	-5% $153	+0% $189	+5% $225	+10% $261
Rate	-1.0pp $232	-0.5pp $211	base $189	+0.5pp $167	+1.0pp $145

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $85,000 Active 753 DOM
2. 2026-06-18
   days on market $85,000 Active 751 DOM
3. 2026-06-17
   days on market $85,000 Active 750 DOM
4. 2026-06-16
   days on market $85,000 Active 749 DOM
5. 2026-06-15
   days on market $85,000 Active 748 DOM
6. 2026-06-13
   days on market $85,000 Active 746 DOM
7. 2026-06-12
   days on market $85,000 Active 745 DOM
8. 2026-06-09
   days on market $85,000 Active 742 DOM
9. 2026-06-08
   days on market $85,000 Active 741 DOM
10. 2026-06-07
    days on market $85,000 Active 740 DOM
11. 2026-06-05
    days on market $85,000 Active 738 DOM
12. 2026-06-04
    days on market $85,000 Active 736 DOM
13. 2026-06-02
    days on market $85,000 Active 735 DOM
14. 2026-06-01
    days on market $85,000 Active 734 DOM
15. 2026-05-31
    days on market $85,000 Active 733 DOM
16. 2026-05-31
    days on market $85,000 Active 732 DOM
17. 2025-05-19
    status Active
18. 2025-05-19
    price $85,000
19. 2025-05-04
    historical
20. 2024-11-11
    status Active
21. 2024-11-04
    historical
22. 2024-06-25
    price $93,000
23. 2024-05-03
    listed $100,000 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: $586 · $49/mo
• Projected year-2 tax: $1,198 · $100/mo
• Expected delta: +$613/yr (+$51/mo · 104.6%)

ⓘ 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 7 d/yr ≥101°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: $10,921
• − Mortgage interest: −$4,761
• − Property taxes: −$586
• − Insurance: −$425
• − Repairs & maintenance: −$874
• − Management: −$874
• − Depreciation: −$2,473
• Taxable income: $929
• Est. tax owed @ 24.0%: −$223
• After-tax cash flow: $2,045/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: Ulysses
• NCES district ID: 2012420
• Math proficiency: 14% ▼ -1.00%
• Reading proficiency: 19% ▲ 3.00%
• Median HH income: $53,995
• Composite: 15.38/100
• National rank: #9320
• State rank: #162 of 169 in KS

Livability — Ulysses

• Score: 71/100
• State rank: #133
• US rank: #6699

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ulysses, KS
• Population (ZIP): 7,316

Population outlook (Grant County) Hauer SSP2

• Today (2025): 7,533 people
• By 2030: 7,459 · -1.0%
• By 2040: 7,407 · -1.7%
• By 2050: 7,465 · -0.9%
• By 2075: 7,964 · +5.7%
• By 2100: 8,445 · +12.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (53%)
• Race & ethnicity: Hispanic / Latino 53% White 44% Two or more races 28% Native American 2%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Iranian 1% Scotch-Irish 1% Slovak 1%
• Foreign-born: 23% · Canada
• Languages at home: 59% English-only · Spanish 40% German/W. Germanic 1%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+63.0) · D 17.8% · R 80.8% · Other 1.4%
• 2008→2024 swing: -11.9pp toward R · 2008: -51.1pp · 2024: -63.0pp
• All cycles: 2024: R+63.0 2020: R+57.6 2016: R+57.5 2012: R+58.9 2008: R+51.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.67%
• Current HPI: 152.521
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-15.0% since first listed

7 events — show timeline

• 2025-05-19 Relisted — SWKSBOR
• 2025-05-19 Price Changed $85,000 SWKSBOR
• 2025-05-04 Delisted — SWKSBOR
• 2024-11-11 Relisted — SWKSBOR
• 2024-11-04 Delisted — SWKSBOR
• 2024-06-25 Price Changed $93,000 SWKSBOR
• 2024-05-03 Listed $100,000 SWKSBOR

Property tax history

+6.2%/yr

Latest (2025): $586 · +12.6% YoY. Source: county tax records.