408 E Jackson St · Sterling, KS 67579

$79,000

2 bd · 1.0 ba · 1,230 sqft · SingleFamily public records · 48 Days on market

Built 1900 0.37 ac lot

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Screened-in porch
• Huge backyard
• 0.37 acre lot

Tags

• LARGE LAUNDRY AND MUD ROOM
• HUGE BACKYARD
• MULTIPLE STORAGE SHEDS
• SCREENED-IN PORCH

Property features AI

Finance

• HOA & community: Community amenities include jogging path, playground, and pool

Exterior

• Parking: Detached or attached garage with two parking spaces (2-car garage total); Two total parking spaces
• Utilities: Public sewer; Water sources: public, private, and well available
• Home design: Single-family residential property; One-story (single level) design
• Construction: Frame construction with vinyl siding; Composition roof; Basement: block foundation and crawl space
• Exterior features: Screened patio/porch; Wood fencing; Shed(s) on the property; Paved road access

Interior

• Kitchen: Gas range
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Laminate; Vinyl; Wood
• Bathrooms: One full main-level bathroom
• Heating & cooling: Natural gas heating; Central electric air conditioning
• Interior features: Gas range; No fireplace
• Laundry & utility: Electric dryer hookup on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#24 in KS, #2,382 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Sterling (rural): math 55% / reading 49% proficiency, ranked #8 of 169 in KS (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sterling Grade School (math 67% / reading 52%, grade B-, #70 of 684 statewide, top 12%, 260 students, 46% FRL); Sterling Junior High/Senior High (math 42% / reading 42%, grade F, #12 of 327 statewide, top 5%, 214 students, 39% FRL).
• Market conditions: 22 active listings in the ZIP; 13 units permitted in Rice County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Rice County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $79k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.31% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.78%
• DSCR: 1.66
• GRM: 6.4

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: 5.3%
• Equity multiple: 1.21×
• Total profit: $4,562
• Equity at exit: $11,779

10-year hold

• IRR: 14.8%
• Equity multiple: 2.19×
• Total profit: $26,374
• Equity at exit: $6,830

Cash invested: $22,120 (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 67579

• Home prices YoY: -18.8%
• Active inventory: 22
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,036 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $272

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 69%

Sensitivity live

Price	-10% $327	-5% $300	+0% $272	+5% $245	+10% $218
Rent	-10% $191	-5% $231	+0% $272	+5% $313	+10% $354
Rate	-1.0pp $312	-0.5pp $292	base $272	+0.5pp $252	+1.0pp $231

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-09
   status Pending
2. 2026-03-22
   listed $79,000 Active
3. 2007-01-01
   soldstatus $26,460
4. 1999-09-01
   soldstatus $25,000

ⓘ 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 2/10 Low FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,430
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$2,298
• Taxable income: $2,138
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $2,755/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: Sterling
• NCES district ID: 2012030
• Math proficiency: 55% ▲ 1.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $48,454
• Composite: 44.33/100
• National rank: #2826
• State rank: #8 of 169 in KS

Livability — Sterling

• Score: 78/100
• State rank: #24
• US rank: #2382

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sterling, KS
• Population (ZIP): 2,971

Population outlook (Rice County) Hauer SSP2

• Today (2025): 9,798 people
• By 2030: 9,694 · -1.1%
• By 2040: 9,507 · -3.0%
• By 2050: 9,457 · -3.5%
• By 2075: 9,487 · -3.2%
• By 2100: 9,144 · -6.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 8% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Iranian 3% Slovak 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Rice

• 2024 margin: Solid R (+56.7) · D 20.8% · R 77.5% · Other 1.7%
• 2008→2024 swing: -16.5pp toward R · 2008: -40.2pp · 2024: -56.7pp
• All cycles: 2024: R+56.7 2020: R+52.8 2016: R+55.6 2012: R+47.8 2008: R+40.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.28%
• Current HPI: 220.9642
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+216.0% since first listed

4 events — show timeline

• 2026-05-09 Pending — MKMLS as distributed by MLS GRID
• 2026-03-22 Listed $79,000 MKMLS as distributed by MLS GRID
• 2007-01-01 Sold (Public Records) $26,460 Public Records
• 1999-09-01 Sold (Public Records) $25,000 Public Records