216 W Long St · Dighton, KS 67839

$139,000

4 bd · 2.5 ba · 2,426 sqft · SingleFamily public records · 134 Days on market

Built 1940 7,840 sqft 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 +18.5/30.0
• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Mother-in-law suite
• Large corner lot
• Modern updates

Tags

• LARGE CORNER LOT
• GUEST SUITE
• MODERN UPDATES
• ORIGINAL WOODWORK
• HARDWOOD FLOORS
• MOTHER-IN-LAW SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/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 $138k (0.5% below list).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#220 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Dighton (rural): math 35% / reading 30% proficiency, ranked #137 of 280 in KS (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dighton Elem (math 57% / reading 42%, grade D, #165 of 684 statewide, top 28%, 162 students, 46% FRL); Dighton High (math 24% / reading 34%, grade F, #60 of 327 statewide, top 24%, 95 students, 42% FRL).
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $14k of equity ($961 loan paydown + $13k appreciation (9.3% local appreciation)).
• Lane County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $139k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 1940 — 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 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?
6. 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?
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: 0.99% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 3.00×
• Total profit: $77,848
• Equity at exit: $118,574

10-year hold

• IRR: 22.9%
• Equity multiple: 6.69×
• Total profit: $221,280
• Equity at exit: $248,949

Cash invested: $38,920 (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 67839

• Home prices YoY: 5.1%
• Active inventory: 5
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $131

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 85%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-02-18
   status Pending
2. 2026-01-02
   price $139,000
3. 2025-10-07
   listed $150,000 Active
4. 2003-12-01
   soldstatus $75,000
5. 2003-12-01
   soldstatus $75,000
6. 1991-08-01
   soldstatus $58,000
7. 1991-08-01
   soldstatus $58,000
8. 1988-01-01
   soldstatus $45,000
9. 1988-01-01
   soldstatus $45,000

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 18 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: $16,589
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$4,044
• Taxable loss: −$675
• Est. tax savings @ 24.0%: +$162
• After-tax cash flow: $1,740/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: Dighton
• NCES district ID: 2005550
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $47,226
• Composite: 30.75/100
• National rank: #11403
• State rank: #137 of 280 in KS

Livability — Dighton

• Score: 68/100
• State rank: #220
• US rank: #9678

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: Dighton, KS
• Population (ZIP): 941

Population outlook (Lane County) Hauer SSP2

• Today (2025): 1,534 people
• By 2030: 1,482 · -3.4%
• By 2040: 1,395 · -9.1%
• By 2050: 1,357 · -11.5%
• By 2075: 1,502 · -2.1%
• By 2100: 1,768 · +15.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 6% Iranian 3% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 84% English-only · Spanish 11% German/W. Germanic 2% Chinese 2%

Political lean MEDSL · Lane

• 2024 margin: Solid R (+70.9) · D 13.2% · R 84.1% · Other 2.7%
• 2008→2024 swing: -10.5pp toward R · 2008: -60.5pp · 2024: -70.9pp
• All cycles: 2024: R+70.9 2020: R+72.4 2016: R+69.8 2012: R+61.3 2008: R+60.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.34%
• Current HPI: 192.6376
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+208.9% since first listed

9 events — show timeline

• 2026-02-18 Pending — SCKMLS as Distributed by MLS Grid
• 2026-01-02 Price Changed $139,000 SCKMLS as Distributed by MLS Grid
• 2025-10-07 Listed $150,000 SCKMLS as Distributed by MLS Grid
• 2003-12-01 Sold (Public Records) $75,000 Public Records
• 2003-12-01 Sold (Public Records) $75,000 Public Records
• 1991-08-01 Sold (Public Records) $58,000 Public Records
• 1991-08-01 Sold (Public Records) $58,000 Public Records
• 1988-01-01 Sold (Public Records) $45,000 Public Records
• 1988-01-01 Sold (Public Records) $45,000 Public Records