630 K Rd · Hugoton, KS 67951

$160,000

5 bd · 3.0 ba · 1,498 sqft · SingleFamily public records · 594 Days on market

Built 1930 1.00 ac lot

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Why this score? — see what drove the D 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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to live in the country. This property has two homes on 5 acres more or less. The main house is 1/2 story home with 5 bed/3 bath. The main floor has living, kitchen, bed, bath and laundry. The half story has two bedrooms and full bath. The basement has two non conforming bedrooms, a den/office and 3/4 bath. Each home is priced at $135,000.00. Each has it's own domestic water well, septic system and survey. They can be purchased separately or together for $250,000.00. For more information on this property and to schedule your private showing, call Karen Yoder [phone]

Key facts

• 1 acre lot
• Garage
• Listed 593 days

Property features AI

Exterior

• Parking: Attached garage with 1 space
• Utilities: Well (private); Septic tank; Propane
• Home design: Single-family residence; Two-story
• Construction: Vinyl siding
• Exterior features: Deck; Patio; Shed(s); Workshop; Approximately 1 acre lot; Zoned for single-family dwellings

Interior

• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (electric); Ceiling fan(s); Has cooling
• Interior features: Gas water heater; Full finished basement

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $64 ($768/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (20.3% below list).
• Recommended offer: $128k (20.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#95 in KS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Hugoton Public Schools (town): math 25% / reading 29% proficiency, ranked #119 of 169 in KS (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hugoton Elem (math 38% / reading 41%, grade F, #321 of 684 statewide, top 52%, 532 students, 65% FRL); Hugoton Middle (math 8% / reading 12%, grade F, #203 of 219 statewide, top 93%, 154 students, 60% FRL); Hugoton High (math 12% / reading 22%, grade F, #235 of 327 statewide, top 74%, 327 students, 52% FRL).
• Market conditions: 21 active listings in the ZIP; 9 units permitted in Stevens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Stevens County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 594 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $22k; list at $160k implies a 627% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,577 (20.3% below list)

Questions for the listing agent

1. It's been on market 594 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.80% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 10.5

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-21,930
• Equity at exit: $23,857

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-14,172
• Equity at exit: $13,834

Cash invested: $44,800 (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 67951

• Home prices YoY: -21.9%
• Active inventory: 21
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $64

Break-even live

Break-even rent $1,195

Max offer price $160,000

Occupancy floor 90%

Sensitivity live

Price	-10% $155	-5% $109	+0% $64	+5% $19	+10% $-27
Rent	-10% $-37	-5% $14	+0% $64	+5% $114	+10% $165
Rate	-1.0pp $145	-0.5pp $105	base $64	+0.5pp $23	+1.0pp $-20

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-22
   days on market $160,000 Active 594 DOM
2. 2026-06-21
   days on market $160,000 Active 593 DOM
3. 2026-06-21
   days on market $160,000 Active 592 DOM
4. 2026-06-18
   days on market $160,000 Active 590 DOM
5. 2026-06-17
   days on market $160,000 Active 589 DOM
6. 2026-06-16
   days on market $160,000 Active 588 DOM
7. 2026-06-15
   days on market $160,000 Active 587 DOM
8. 2026-06-13
   days on market $160,000 Active 585 DOM
9. 2026-06-12
   days on market $160,000 Active 584 DOM
10. 2026-06-09
    days on market $160,000 Active 581 DOM
11. 2026-06-08
    days on market $160,000 Active 580 DOM
12. 2026-06-07
    days on market $160,000 Active 579 DOM
13. 2026-06-05
    days on market $160,000 Active 577 DOM
14. 2026-06-04
    days on market $160,000 Active 575 DOM
15. 2026-06-02
    days on market $160,000 Active 574 DOM
16. 2026-06-01
    days on market $160,000 Active 573 DOM
17. 2026-05-31
    days on market $160,000 Active 572 DOM
18. 2026-05-31
    days on market $160,000 Active 571 DOM
19. 2025-05-06
    status Active
20. 2025-05-06
    historical
21. 2025-02-04
    price $160,000
22. 2024-11-05
    listed $165,000 Active
23. 2020-09-01
    soldstatus 595-char remark

    Show marketing remark (595 chars)

    Great opportunity to live in the country. This property has two homes on 5 acres more or less. The main house is 1/2 story home with 5 bed/3 bath. The main floor has living, kitchen, bed, bath and laundry. The half story has two bedrooms and full bath. The basement has two non conforming bedrooms, a den/office and 3/4 bath. Each home is priced at $135,000.00. Each has it's own domestic water well, septic system and survey. They can be purchased separately or together for $250,000.00. For more information on this property and to schedule your private showing, call Karen Yoder [phone]

24. 2019-05-14
    listed $135,000 595-char remark

    Show marketing remark (595 chars)

    Great opportunity to live in the country. This property has two homes on 5 acres more or less. The main house is 1/2 story home with 5 bed/3 bath. The main floor has living, kitchen, bed, bath and laundry. The half story has two bedrooms and full bath. The basement has two non conforming bedrooms, a den/office and 3/4 bath. Each home is priced at $135,000.00. Each has it's own domestic water well, septic system and survey. They can be purchased separately or together for $250,000.00. For more information on this property and to schedule your private showing, call Karen Yoder [phone]

25. 2003-09-01
    soldstatus $22,000
26. 1994-05-01
    soldstatus $11,000

ⓘ 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: $457 · $38/mo
• Projected year-2 tax: $2,256 · $188/mo
• Expected delta: +$1,799/yr (+$150/mo · 393.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 19 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: $15,309
• − Mortgage interest: −$8,962
• − Property taxes: −$457
• − Insurance: −$800
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$4,655
• Taxable loss: −$2,015
• Est. tax savings @ 24.0%: +$484
• After-tax cash flow: $1,252/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: Hugoton Public Schools
• NCES district ID: 2007560
• Math proficiency: 25% ▼ -1.00%
• Reading proficiency: 29% ▬ 0.00%
• Median HH income: $54,338
• Composite: 24.12/100
• National rank: #7750
• State rank: #119 of 169 in KS

Livability — Hugoton

• Score: 73/100
• State rank: #95
• US rank: #5438

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,610

Population outlook (Stevens County) Hauer SSP2

• Today (2025): 5,924 people
• By 2030: 6,043 · +2.0%
• By 2040: 6,409 · +8.2%
• By 2050: 6,931 · +17.0%
• By 2075: 8,992 · +51.8%
• By 2100: 11,644 · +96.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (54%)
• Race & ethnicity: White 54% Hispanic / Latino 42% Two or more races 20%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Danish 2% Scotch-Irish 2% Serbian 2%
• Foreign-born: 16% · Canada
• Languages at home: 69% English-only · Spanish 30% German/W. Germanic 1%

Political lean MEDSL · Stevens

• 2024 margin: Solid R (+75.5) · D 11.4% · R 86.9% · Other 1.6%
• 2008→2024 swing: -3.5pp toward R · 2008: -72.0pp · 2024: -75.5pp
• All cycles: 2024: R+75.5 2020: R+75.0 2016: R+72.8 2012: R+74.2 2008: R+72.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.33%
• Current HPI: 161.5621
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1354.5% since first listed

8 events — show timeline

• 2025-05-06 Relisted — SWKSBOR
• 2025-05-06 Delisted — SWKSBOR
• 2025-02-04 Price Changed $160,000 SWKSBOR
• 2024-11-05 Listed $165,000 SWKSBOR
• 2020-09-01 Sold (MLS) — SWKSBOR
• 2019-05-14 Listed $135,000 SWKSBOR
• 2003-09-01 Sold (Public Records) $22,000 Public Records
• 1994-05-01 Sold (Public Records) $11,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $457 · -12.6% YoY. Source: county tax records.