207 E 17th St · Larned, KS 67550

$140,000

3 bd · 2.0 ba · 1,206 sqft · SingleFamily public records · 3 Days on market

Built 1960 8,712 sqft lot

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0
• Appreciation +1.0/10.0

Key facts

• New privacy fence
• Open concept living
• Central heat and air

Tags

• MID CENTURY MODERN
• OPEN CONCEPT LIVING
• FINISHED BASEMENT
• CENTRAL HEAT AND AIR
• NEW PRIVACY FENCE
• LARGE BACKYARD

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Entry level 1; Zoned NC.1 / R-1
• Construction: Brick construction
• Exterior features: Composition roof

Interior

• Bedrooms: 2 bedrooms on the main level
• Heating & cooling: Central heating; Natural gas heating; Central air conditioning
• Interior features: 11 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (26.5% below list).
• Recommended offer: $103k (26.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#120 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Ft Larned (town): math 32% / reading 43% proficiency, ranked #49 of 169 in KS (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fort Larned Elementary School (math 47% / reading 52%, grade D, #165 of 684 statewide, top 28%, 431 students, 63% FRL); Larned Middle School (math 22% / reading 37%, grade F, #72 of 219 statewide, top 38%, 198 students, 54% FRL); Larned Sr High (math 24% / reading 34%, grade F, #60 of 327 statewide, top 24%, 235 students, 51% FRL).
• Market conditions: 51 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pawnee County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $70k; list at $140k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $102,913 (26.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1960 — 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. 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?
5. 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.
6. 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.
7. 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: 0.74% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.73%
• DSCR: 0.79
• GRM: 11.3

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: -24.3%
• Equity multiple: 0.17×
• Total profit: $-32,510
• Equity at exit: $20,874

10-year hold

• IRR: -19.7%
• Equity multiple: -0.04×
• Total profit: $-40,917
• Equity at exit: $12,105

Cash invested: $39,200 (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 67550

• Home prices YoY: -4.2%
• Active inventory: 51
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $-154

Break-even live

Break-even rent $1,225

Max offer price $117,644

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-106	+0% $-154	+5% $-203	+10% $-251
Rent	-10% $-236	-5% $-195	+0% $-154	+5% $-114	+10% $-73
Rate	-1.0pp $-84	-0.5pp $-119	base $-154	+0.5pp $-191	+1.0pp $-228

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-22
   days on market $140,000 Active 3 DOM
2. 2026-06-21
   days on market $140,000 Active 2 DOM
3. 2026-06-21
   listed $140,000 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,350
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$4,073
• Taxable loss: −$4,341
• Est. tax savings @ 24.0%: +$1,042
• After-tax cash flow: $-812/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: Ft Larned
• NCES district ID: 2008370
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 43% ▲ 8.00%
• Median HH income: $42,806
• Composite: 31.69/100
• National rank: #5919
• State rank: #49 of 169 in KS

Livability — Larned

• Score: 72/100
• State rank: #120
• US rank: #6324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Larned, KS
• Population (ZIP): 5,137

Population outlook (Pawnee County) Hauer SSP2

• Today (2025): 6,800 people
• By 2030: 6,739 · -0.9%
• By 2040: 6,627 · -2.5%
• By 2050: 6,477 · -4.8%
• By 2075: 6,369 · -6.3%
• By 2100: 6,266 · -7.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 9% Black 8% Two or more races 3% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Iranian 3% Serbian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Pawnee

• 2024 margin: Solid R (+51.5) · D 23.4% · R 74.9% · Other 1.8%
• 2008→2024 swing: -14.4pp toward R · 2008: -37.1pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+51.4 2016: R+50.1 2012: R+43.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.95%
• Current HPI: 182.5283
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+115.7% since first listed

4 events — show timeline

• 2026-06-19 Listed $140,000 Hays MLS
• 2008-05-01 Sold (Public Records) $70,000 Public Records
• 2008-05-01 Sold (Public Records) $70,000 Public Records
• 2006-08-01 Sold (Public Records) $64,900 Public Records