288 Logan Ave · Utica, KS 67584

$78,000

3 bd · 1.5 ba · 961 sqft · SingleFamily public records · 29 Days on market

Built 1948 0.64 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Key facts

• New water softener
• New pex
• 0.64 acre lot

Tags

• NEW WATER SOFTENER
• WATER FILTRATION SYSTEM
• REPLUMBED WATER LINES
• NEW PEX

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Cable available; Propane
• Home design: Residential property; Entry level: 1
• Construction: Composition roof
• Exterior features: Covered patio/porch; Lot approximately 75 x 170.3; Zoned: Other

Interior

• Kitchen: Dishwasher; Disposal; Range/Oven; Refrigerator; Water softener
• Bedrooms: 3 main-level bedrooms
• Heating & cooling: Window unit cooling
• Interior features: Eat-in kitchen; Window coverings; Concrete basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($895 rent vs $78k).
• Recommended offer: $77k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#267 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D+, crime F, amenities F.
• Western Plains (rural): math 11% / reading 30% proficiency, ranked #263 of 280 in KS (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 1 active listings in the ZIP; 2 units permitted in Ness County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($539 loan paydown + $2k appreciation (3.0% local appreciation)).
• Ness County population projected to shrink 7% 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,830 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.15% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.24%
• DSCR: 1.41
• GRM: 7.3

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: 16.2%
• Equity multiple: 1.92×
• Total profit: $20,123
• Equity at exit: $35,072

10-year hold

• IRR: 17.7%
• Equity multiple: 3.59×
• Total profit: $56,653
• Equity at exit: $54,050

Cash invested: $21,840 (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 67584

• Active inventory: 1
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $895 medium
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $168

Break-even live

Break-even rent $682

Max offer price $78,000

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $78,000 Active 29 DOM
2. 2026-06-17
   days on market $78,000 Active 28 DOM
3. 2026-06-16
   days on market $78,000 Active 27 DOM
4. 2026-06-15
   days on market $78,000 Active 26 DOM
5. 2026-06-13
   days on market $78,000 Active 24 DOM
6. 2026-06-12
   days on market $78,000 Active 23 DOM
7. 2026-06-09
   days on market $78,000 Active 20 DOM
8. 2026-06-08
   days on market $78,000 Active 19 DOM
9. 2026-06-07
   days on market $78,000 Active 18 DOM
10. 2026-06-05
    days on market $78,000 Active 16 DOM
11. 2026-06-04
    days on market $78,000 Active 14 DOM
12. 2026-06-02
    days on market $78,000 Active 13 DOM
13. 2026-06-01
    days on market $78,000 Active 12 DOM
14. 2026-05-31
    days on market $78,000 Active 11 DOM
15. 2026-05-31
    days on market $78,000 Active 10 DOM
16. 2026-05-20
    listed $78,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 16 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: $10,743
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$2,269
• Taxable income: $826
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $1,820/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: Western Plains
• NCES district ID: 2000020
• Math proficiency: 11% ▬ 0.00%
• Reading proficiency: 30% ▲ 19.00%
• Median HH income: $44,167
• Composite: 20.96/100
• National rank: #13715
• State rank: #263 of 280 in KS

Livability — Utica

• Score: 66/100
• State rank: #267
• US rank: #12025

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Utica, KS
• Population (ZIP): 150

Population outlook (Ness County) Hauer SSP2

• Today (2025): 2,917 people
• By 2030: 2,867 · -1.7%
• By 2040: 2,757 · -5.5%
• By 2050: 2,724 · -6.6%
• By 2075: 2,875 · -1.4%
• By 2100: 2,943 · +0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Italian 4% Lithuanian 4% Portuguese 2%
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Ness

• 2024 margin: Solid R (+79.0) · D 9.5% · R 88.4% · Other 2.1%
• 2008→2024 swing: -18.8pp toward R · 2008: -60.2pp · 2024: -79.0pp
• All cycles: 2024: R+79.0 2020: R+78.5 2016: R+73.6 2012: R+69.1 2008: R+60.2

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

• 2026-05-20 Listed $78,000 Hays MLS