225 E 13th St · Horton, KS 66439

$85,000

3 bd · 2.0 ba · 1,944 sqft · SingleFamily public records · 329 Days on market

Built 1950 0.26 ac lot $44/sqft · 27% below area Est $117k · 27% under

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +8.4/10.0
• Appreciation +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Opportunity Awaits in Horton, KS! This home offers a solid foundation, a well-thought-out layout, and endless potential for the right buyer. With great bones and a spacious interior, it's ready for your vision and updates to bring it back to life. Whether you're looking for an investment project or a place to make your own, this property is a worthwhile opportunity. Come see the possibilities!

Key facts

• 0.26 acre lot
• Built 1950
• Listed 329 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#177 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools F, amenities F.
• South Brown County (rural): math 28% / reading 26% proficiency, ranked #132 of 169 in KS (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 16 active listings in the ZIP; 2 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $35 of equity ($588 loan paydown + $-553 appreciation (-0.7% local appreciation)).
• Brown County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 329 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $40k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $85k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 329 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
8. 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.
9. 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: 1.34% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.91%
• DSCR: 1.53
• GRM: 6.2

CMA / ARV

• ARV (median comp): $117,036
• List price: $85,000
• Delta: -27.37%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 E 11th St	0.18mi	3/2.0	2,020 (+4%)	13mo	$110,000	$54	74
232 W 13th St	0.27mi	3/1.0	1,876 (-4%)	12mo	$95,000	$51	67
645 W 13th St	0.61mi	3/2.0	1,676 (-14%)	15mo	$45,000	$27	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.42×
• Total profit: $10,062
• Equity at exit: $21,954

10-year hold

• IRR: 15.0%
• Equity multiple: 2.54×
• Total profit: $36,736
• Equity at exit: $24,301

Cash invested: $23,800 (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 66439

• Home prices YoY: -0.3%
• Active inventory: 16
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$182 /mo · $2,180/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $236

Break-even live

Break-even rent $839

Max offer price $85,000

Occupancy floor 74%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $85,000 Active 329 DOM
2. 2026-06-17
   days on market $85,000 Active 328 DOM
3. 2026-06-16
   days on market $85,000 Active 327 DOM
4. 2026-06-15
   days on market $85,000 Active 326 DOM
5. 2026-06-13
   days on market $85,000 Active 324 DOM
6. 2026-06-12
   days on market $85,000 Active 323 DOM
7. 2026-06-09
   days on market $85,000 Active 320 DOM
8. 2026-06-08
   days on market $85,000 Active 319 DOM
9. 2026-06-07
   days on market $85,000 Active 318 DOM
10. 2026-06-05
    days on market $85,000 Active 316 DOM
11. 2026-06-04
    days on market $85,000 Active 314 DOM
12. 2026-06-02
    days on market $85,000 Active 313 DOM
13. 2026-06-01
    days on market $85,000 Active 312 DOM
14. 2026-05-31
    days on market $85,000 Active 311 DOM
15. 2026-05-31
    days on market $85,000 Active 310 DOM
16. 2026-05-14
    status Active 396-char remark

    Show marketing remark (396 chars)

    Opportunity Awaits in Horton, KS! This home offers a solid foundation, a well-thought-out layout, and endless potential for the right buyer. With great bones and a spacious interior, it's ready for your vision and updates to bring it back to life. Whether you're looking for an investment project or a place to make your own, this property is a worthwhile opportunity. Come see the possibilities!

17. 2026-04-30
    historical 396-char remark

    Show marketing remark (396 chars)

    Opportunity Awaits in Horton, KS! This home offers a solid foundation, a well-thought-out layout, and endless potential for the right buyer. With great bones and a spacious interior, it's ready for your vision and updates to bring it back to life. Whether you're looking for an investment project or a place to make your own, this property is a worthwhile opportunity. Come see the possibilities!

18. 2025-12-15
    status Active 396-char remark

    Show marketing remark (396 chars)

    Opportunity Awaits in Horton, KS! This home offers a solid foundation, a well-thought-out layout, and endless potential for the right buyer. With great bones and a spacious interior, it's ready for your vision and updates to bring it back to life. Whether you're looking for an investment project or a place to make your own, this property is a worthwhile opportunity. Come see the possibilities!

19. 2025-11-21
    historical Active Under Contract 396-char remark

    Show marketing remark (396 chars)

    Opportunity Awaits in Horton, KS! This home offers a solid foundation, a well-thought-out layout, and endless potential for the right buyer. With great bones and a spacious interior, it's ready for your vision and updates to bring it back to life. Whether you're looking for an investment project or a place to make your own, this property is a worthwhile opportunity. Come see the possibilities!

20. 2025-10-08
    price $85,000 396-char remark

    Show marketing remark (396 chars)

    Opportunity Awaits in Horton, KS! This home offers a solid foundation, a well-thought-out layout, and endless potential for the right buyer. With great bones and a spacious interior, it's ready for your vision and updates to bring it back to life. Whether you're looking for an investment project or a place to make your own, this property is a worthwhile opportunity. Come see the possibilities!

21. 2025-07-10
    listed $125,000 Active 396-char remark

    Show marketing remark (396 chars)

    Opportunity Awaits in Horton, KS! This home offers a solid foundation, a well-thought-out layout, and endless potential for the right buyer. With great bones and a spacious interior, it's ready for your vision and updates to bring it back to life. Whether you're looking for an investment project or a place to make your own, this property is a worthwhile opportunity. Come see the possibilities!

22. 1989-09-01
    soldstatus $38,500

ⓘ 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: $2,180 · $182/mo
• Projected year-2 tax: $2,180 · $182/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥109°F today · 17 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: $13,657
• − Mortgage interest: −$4,761
• − Property taxes: −$2,180
• − Insurance: −$425
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$2,473
• Taxable income: $1,633
• Est. tax owed @ 24.0%: −$392
• After-tax cash flow: $2,443/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: South Brown County
• NCES district ID: 2007470
• Math proficiency: 28% ▲ 4.00%
• Reading proficiency: 26% ▲ 1.00%
• Median HH income: $38,473
• Composite: 22.63/100
• National rank: #8063
• State rank: #132 of 169 in KS

Livability — Horton

• Score: 69/100
• State rank: #177
• US rank: #8157

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Horton, KS
• Population (ZIP): 2,585

Population outlook (Brown County) Hauer SSP2

• Today (2025): 9,357 people
• By 2030: 9,119 · -2.5%
• By 2040: 8,629 · -7.8%
• By 2050: 8,188 · -12.5%
• By 2075: 7,138 · -23.7%
• By 2100: 5,586 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 66% Native American 18% Hispanic / Latino 11% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 5% Iranian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+47.9) · D 25.0% · R 73.0% · Other 2.0%
• 2008→2024 swing: -9.8pp toward R · 2008: -38.1pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+48.2 2016: R+50.8 2012: R+44.0 2008: R+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.65%
• Current HPI: 208.4621
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+120.8% since first listed

7 events — show timeline

• 2026-05-14 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-12-15 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-11-21 Contingent — Heartland MLS as Distributed by MLS Grid
• 2025-10-08 Price Changed $85,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-10 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 1989-09-01 Sold (Public Records) $38,500 Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,180 · +25.1% YoY. Source: county tax records.