802 Sycamore St · Humboldt, KS 66748

$119,900

3 bd · 1.5 ba · 1,401 sqft · SingleFamily public records · 101 Days on market

Built 1890 9,148 sqft lot Est $95k · 26% over

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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 +17.1/30.0
• Appreciation +7.2/10.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0

Key facts

• Detached shop
• Privacy fenced yard
• Corner lot

Tags

• CORNER LOT
• PRIVACY FENCED YARD
• DETACHED SHOP

Property features AI

Finance

• Other: Not in a flood plain
• HOA & community: No association fees

Exterior

• Parking: Other parking type
• Utilities: Public water; Public sewer
• Home design: Single-family residential home; South-facing; Two stories; Living area approximately 1,408 (above grade finished area)
• Construction: Frame construction; Other roof type; Originally built 101 years ago or more
• Exterior features: Privacy fencing; Paved public road access

Interior

• Bedrooms: Three bedrooms on the second floor
• Bathrooms: Two full bathrooms (one on the first floor, one on the second floor)
• Heating & cooling: Natural gas heating; Electric cooling (central cooling present)
• Interior features: Crawl space basement; Two-story floor plan; Five total rooms
• Laundry & utility: Laundry located on the lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (3.6% below list).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#112 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, amenities F.
• Humboldt (rural): math 18% / reading 29% proficiency, ranked #148 of 169 in KS (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 11 active listings in the ZIP; 18 units permitted in Allen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($829 loan paydown + $5k appreciation (4.5% local appreciation)).
• Allen County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $120k implies a 585% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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 D-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. 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.01%
• DSCR: 1.13
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $95,268
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
923 Cherokee St	0.19mi	3/2.0	1,386 (-1%)	1mo	$179,000	$129	87
809 S 9th St	0.18mi	3/1.0	1,384 (-1%)	20mo	$53,000	$38	71
1022 Sycamore St	0.19mi	4/1.0 (+1)	1,456 (+4%)	10mo	$30,500	$21	69
120 S 3rd St	0.46mi	3/1.0	1,479 (+6%)	2mo	$99,999	$68	66
1214 Bridge N/A	0.26mi	2/1.0 (-1)	1,320 (-6%)	16mo	$29,900	$23	58
414 S 3rd St	0.40mi	3/1.0	1,459 (+4%)	20mo	$145,000	$99	56
913 Sycamore St	0.10mi	2/1.0 (-1)	1,222 (-13%)	16mo	$99,900	$82	54
720 N 8th St	0.73mi	2/2.0 (-1)	1,421 (+1%)	4mo	$147,000	$103	53
1220 Osage St	0.50mi	3/1.0	1,474 (+5%)	16mo	$75,000	$51	52
922 Pecan St	0.13mi	4/2.0 (+1)	1,577 (+13%)	21mo	$155,000	$98	48
214 Central St	0.60mi	2/1.5 (-1)	1,505 (+7%)	10mo	$87,500	$58	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.88×
• Total profit: $29,476
• Equity at exit: $64,173

10-year hold

• IRR: 15.1%
• Equity multiple: 3.57×
• Total profit: $86,301
• Equity at exit: $107,754

Cash invested: $33,572 (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 66748

• Home prices YoY: 2.5%
• Active inventory: 11
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $84

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 88%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $119,900 Active 101 DOM
2. 2026-06-17
   days on market $119,900 Active 100 DOM
3. 2026-06-16
   days on market $119,900 Active 99 DOM
4. 2026-06-15
   days on market $119,900 Active 98 DOM
5. 2026-06-13
   days on market $119,900 Active 96 DOM
6. 2026-06-12
   days on market $119,900 Active 95 DOM
7. 2026-06-09
   days on market $119,900 Active 92 DOM
8. 2026-06-08
   days on market $119,900 Active 91 DOM
9. 2026-06-07
   days on market $119,900 Active 90 DOM
10. 2026-06-05
    days on market $119,900 Active 88 DOM
11. 2026-06-04
    days on market $119,900 Active 86 DOM
12. 2026-06-02
    days on market $119,900 Active 85 DOM
13. 2026-06-01
    days on market $119,900 Active 84 DOM
14. 2026-05-31
    days on market $119,900 Active 83 DOM
15. 2026-05-31
    days on market $119,900 Active 82 DOM
16. 2026-05-04
    price $119,900
17. 2026-03-09
    listed $129,900 Active
18. 2020-02-24
    soldstatus
19. 1993-06-01
    soldstatus $17,500

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,867
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$3,488
• Taxable loss: −$954
• Est. tax savings @ 24.0%: +$229
• After-tax cash flow: $1,241/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: Humboldt
• NCES district ID: 2007590
• Math proficiency: 18% ▼ -6.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $43,599
• Composite: 20.16/100
• National rank: #8634
• State rank: #148 of 169 in KS

Livability — Humboldt

• Score: 72/100
• State rank: #112
• US rank: #6241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Humboldt, KS
• Population (ZIP): 2,864

Population outlook (Allen County) Hauer SSP2

• Today (2025): 11,885 people
• By 2030: 11,352 · -4.5%
• By 2040: 10,285 · -13.5%
• By 2050: 9,342 · -21.4%
• By 2075: 7,482 · -37.0%
• By 2100: 5,871 · -50.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 2% Asian 2% Pacific Islander 1%
• Common ancestry: Italian 4% Slovak 2% Serbian 2%
• Foreign-born: 1% · China, Canada
• Languages at home: 97% English-only · Chinese 2%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+46.1) · D 25.8% · R 72.0% · Other 2.2%
• 2008→2024 swing: -22.9pp toward R · 2008: -23.3pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+44.4 2016: R+41.0 2012: R+27.2 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.48%
• Current HPI: 180.3616
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+585.1% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $119,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-09 Listed $129,900 Heartland MLS as Distributed by MLS Grid
• 2020-02-24 Sold (Public Records) — Public Records
• 1993-06-01 Sold (Public Records) $17,500 Public Records