707 Quail · Plains, KS 67869

$131,000

2 bd · 1.0 ba · 986 sqft · SingleFamily public records · 552 Days on market

Built 1920 0.30 ac 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Appreciation +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.5/10.0
• Schools +1.3/10.0

Key facts

• Partial basement
• Large lot
• Hardwood floors

Tags

• HARDWOOD FLOORS
• PARTIAL BASEMENT
• DETACHED GARAGE
• LARGE LOT

Property features AI

Exterior

• Parking: 1-car garage with garage door opener
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential zoning (Residential Sub Dist)
• Construction: Vinyl siding
• Exterior features: Wood fencing; Composition roof

Interior

• Kitchen: Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Refrigerator; Gas water heater; Partial basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $131k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (32.2% below list).
• Recommended offer: $89k (32.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#158 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F.
• Kismet-Plains (rural): math 12% / reading 16% proficiency, ranked #166 of 169 in KS (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kismet Elem (152 students, 70% FRL); Southwestern Heights Jr/Sr High (math 8% / reading 12%, grade F, #306 of 327 statewide, top 95%, 322 students, 71% FRL).
• Market conditions: 8 active listings in the ZIP; 5 units permitted in Meade County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $134 of equity ($906 loan paydown + $-772 appreciation (-0.6% local appreciation)).
• Meade County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 552 days — a 12% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $131k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,783 (32.2% 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. It's been on market 552 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.65%
• DSCR: 0.75
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.50×
• Total profit: $-18,430
• Equity at exit: $34,224

10-year hold

• IRR: -4.8%
• Equity multiple: 0.54×
• Total profit: $-17,002
• Equity at exit: $38,206

Cash invested: $36,680 (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 67869

• Home prices YoY: -0.4%
• Active inventory: 8
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $888 medium
• Mortgage (P&I): −$687
• Tax from tax record: −$133 /mo · $1,592/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $-173

Break-even live

Break-even rent $1,107

Max offer price $100,474

Occupancy floor —

Sensitivity live

Price	-10% $-99	-5% $-136	+0% $-173	+5% $-210	+10% $-247
Rent	-10% $-243	-5% $-208	+0% $-173	+5% $-138	+10% $-103
Rate	-1.0pp $-107	-0.5pp $-139	base $-173	+0.5pp $-207	+1.0pp $-241

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: $32,750
• Closing costs: $3,930
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $131,000 Active 552 DOM
2. 2026-06-21
   days on market $131,000 Active 551 DOM
3. 2026-06-18
   days on market $131,000 Active 549 DOM
4. 2026-06-17
   days on market $131,000 Active 548 DOM
5. 2026-06-16
   days on market $131,000 Active 547 DOM
6. 2026-06-15
   days on market $131,000 Active 546 DOM
7. 2026-06-13
   days on market $131,000 Active 544 DOM
8. 2026-06-12
   days on market $131,000 Active 543 DOM
9. 2026-06-09
   days on market $131,000 Active 540 DOM
10. 2026-06-08
    days on market $131,000 Active 539 DOM
11. 2026-06-07
    days on market $131,000 Active 538 DOM
12. 2026-06-05
    days on market $131,000 Active 536 DOM
13. 2026-06-04
    days on market $131,000 Active 534 DOM
14. 2026-06-02
    days on market $131,000 Active 533 DOM
15. 2026-06-01
    days on market $131,000 Active 532 DOM
16. 2026-05-31
    days on market $131,000 Active 531 DOM
17. 2026-05-31
    days on market $131,000 Active 530 DOM
18. 2025-03-18
    price $131,000
19. 2024-12-16
    listed $142,500 Active
20. 1999-06-01
    soldstatus $51,500
21. 1995-07-01
    soldstatus $39,700
22. 1992-08-01
    soldstatus $32,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast KS · Resets to sale price

• Current annual tax: $1,592 · $133/mo
• Projected year-2 tax: $1,847 · $154/mo
• Expected delta: +$256/yr (+$21/mo · 16.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 20 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: $10,654
• − Mortgage interest: −$7,338
• − Property taxes: −$1,592
• − Insurance: −$655
• − Repairs & maintenance: −$852
• − Management: −$852
• − Depreciation: −$3,811
• Taxable loss: −$4,446
• Est. tax savings @ 24.0%: +$1,067
• After-tax cash flow: $-1,007/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: Kismet-Plains
• NCES district ID: 2008190
• Math proficiency: 12% ▼ -12.00%
• Reading proficiency: 16% ▼ -2.00%
• Median HH income: $49,718
• Composite: 12.9/100
• National rank: #9584
• State rank: #166 of 169 in KS

Livability — Plains

• Score: 70/100
• State rank: #158
• US rank: #7606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plains, KS
• Population (ZIP): 1,518

Population outlook (Meade County) Hauer SSP2

• Today (2025): 3,775 people
• By 2030: 3,511 · -7.0%
• By 2040: 2,980 · -21.1%
• By 2050: 2,460 · -34.8%
• By 2075: 1,685 · -55.4%
• By 2100: 1,235 · -67.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (53%)
• Race & ethnicity: White 53% Hispanic / Latino 42% Two or more races 14% Black 3%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Lithuanian 4% Scotch-Irish 2% Romanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 60% English-only · Spanish 34% German/W. Germanic 5%

Political lean MEDSL · Meade

• 2024 margin: Solid R (+69.6) · D 14.6% · R 84.2% · Other 1.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -61.3pp · 2024: -69.6pp
• All cycles: 2024: R+69.6 2020: R+69.0 2016: R+70.7 2012: R+69.2 2008: R+61.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.59%
• Current HPI: 160.0543
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+309.4% since first listed

5 events — show timeline

• 2025-03-18 Price Changed $131,000 SWKSBOR
• 2024-12-16 Listed $142,500 SWKSBOR
• 1999-06-01 Sold (Public Records) $51,500 Public Records
• 1995-07-01 Sold (Public Records) $39,700 Public Records
• 1992-08-01 Sold (Public Records) $32,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,592 · +45.4% YoY. Source: county tax records.