309 W Spring · Geuda Springs, KS 67051

$99,000

3 bd · 2.0 ba · 1,540 sqft · SingleFamily · 1 Days on market

Built 1994 Good condition 0.34 ac lot

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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 +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0

Key facts

• Large back deck
• Spacious backyard
• Three peach trees

Tags

• SPACIOUS BACKYARD
• LARGE BACK DECK
• THREE PEACH TREES
• DETACHED METAL GARAGE
• GENEROUS YARD SPACE

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Natural gas available; Public water; Sewer available
• Home design: Single-family offsite-built home
• Construction: Composition roof; No basement / no foundation details listed
• Exterior features: One-level layout; Deck; Storm door(s)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Dishwasher; Microwave; Range; Refrigerator
• Laundry & utility: Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

Location & tenants

• Location reads 56/100 on livability (#543 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Oxford (rural): math 30% / reading 28% proficiency, ranked #102 of 169 in KS (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Oxford Elem (math 37% / reading 32%, grade F, #388 of 684 statewide, top 61%, 207 students, 44% FRL); Oxford Jr/Sr High (math 22% / reading 22%, grade F, #165 of 327 statewide, top 55%, 212 students, 39% FRL).
• Market conditions: 2 active listings in the ZIP; 14 units permitted in Sumner County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($684 loan paydown + $3k appreciation (3.0% local appreciation)).
• Sumner County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.32%
• DSCR: 1.41
• GRM: 7.2

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: 16.2%
• Equity multiple: 1.93×
• Total profit: $25,658
• Equity at exit: $44,515

10-year hold

• IRR: 17.8%
• Equity multiple: 3.60×
• Total profit: $72,159
• Equity at exit: $68,602

Cash invested: $27,720 (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 67051

• Active inventory: 2
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,139 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $215

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 76%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-06-17
   listed $99,000 Active 1 DOM

ⓘ 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 5/10 Major
• 🌡 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: $13,663
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$2,880
• Taxable income: $1,072
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $2,327/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This single-family home in Geuda Springs, KS, is in good condition with a good condition score of 75. It has a good roof, exterior, and interior walls, and is well-maintained. The home has a good kitchen and bathroom, and the landscaping and curb appeal are good. The home is move-in ready and has a good resale and rental value. The highest-ROI updates would be to paint the exterior, replace the carpet, update the kitchen cabinets, install new flooring in the living room, and replace the windows.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet — Improves comfort and aesthetics
• Both Update kitchen cabinets — Modernizes the space and adds value
• Both Install new flooring in living room — Enhances comfort and aesthetics
• Both Replace windows — Improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet — Improves comfort and aesthetics ↑
• Both Update kitchen cabinets — Modernizes the space and adds value ↑
• Both Install new flooring in living room — Enhances comfort and aesthetics ↑
• Both Replace windows — Improves energy efficiency and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Oxford
• NCES district ID: 2010440
• Math proficiency: 30% ▲ 5.00%
• Reading proficiency: 28% ▲ 3.00%
• Median HH income: $50,686
• Composite: 25.46/100
• National rank: #7448
• State rank: #102 of 169 in KS

Livability — Geuda Springs

• Score: 56/100
• State rank: #543
• US rank: #22394

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Geuda Springs, KS
• Population (ZIP): 363

Population outlook (Sumner County) Hauer SSP2

• Today (2025): 22,787 people
• By 2030: 22,292 · -2.2%
• By 2040: 21,113 · -7.3%
• By 2050: 19,916 · -12.6%
• By 2075: 18,286 · -19.8%
• By 2100: 16,450 · -27.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Native American 1%
• Common ancestry: Lithuanian 12% Polish 2% Iranian 1%

Political lean MEDSL · Sumner

• 2024 margin: Solid R (+50.1) · D 23.9% · R 74.0% · Other 2.0%
• 2008→2024 swing: -17.4pp toward R · 2008: -32.7pp · 2024: -50.1pp
• All cycles: 2024: R+50.1 2020: R+50.5 2016: R+50.6 2012: R+39.4 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-17 Listed $99,000 SCKMLS as Distributed by MLS Grid