523 W West Plains Plns · Meade, KS 67864

$87,000

2 bd · 1.0 ba · 943 sqft · SingleFamily public records · 525 Days on market

Built 1949 6,900 sqft lot ↓ 11% since listing

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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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 6,900 sq ft lot
• Garage
• Listed 524 days

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Covered patio/porch; Composition roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($873 rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#76 in KS, #4,403 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Meade (rural): math 35% / reading 40% proficiency, ranked #88 of 280 in KS (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 5 units permitted in Meade County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $601 of loan paydown is wiped out by about $711 of value loss. Plan a longer hold.
• 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 525 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $76,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 525 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 1949 — 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. 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: 1.00% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.82%
• DSCR: 1.21
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $404
• Equity at exit: $21,767

10-year hold

• IRR: 6.8%
• Equity multiple: 1.67×
• Total profit: $16,237
• Equity at exit: $23,516

Cash invested: $24,360 (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 67864

• Home prices YoY: -0.5%
• Active inventory: 14
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $873 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$99 /mo · $1,194/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $98

Break-even live

Break-even rent $749

Max offer price $87,000

Occupancy floor 84%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $87,000 Active 525 DOM
2. 2026-06-17
   days on market $87,000 Active 524 DOM
3. 2026-06-16
   days on market $87,000 Active 523 DOM
4. 2026-06-15
   days on market $87,000 Active 522 DOM
5. 2026-06-13
   days on market $87,000 Active 520 DOM
6. 2026-06-12
   days on market $87,000 Active 519 DOM
7. 2026-06-09
   days on market $87,000 Active 516 DOM
8. 2026-06-08
   days on market $87,000 Active 515 DOM
9. 2026-06-07
   days on market $87,000 Active 514 DOM
10. 2026-06-05
    days on market $87,000 Active 512 DOM
11. 2026-06-04
    days on market $87,000 Active 510 DOM
12. 2026-06-02
    days on market $87,000 Active 509 DOM
13. 2026-06-01
    days on market $87,000 Active 508 DOM
14. 2026-05-31
    days on market $87,000 Active 507 DOM
15. 2026-05-31
    days on market $87,000 Active 506 DOM
16. 2025-08-13
    soldstatus
17. 2025-07-09
    listed $80,000
18. 2025-06-16
    price $87,000
19. 2025-01-10
    listed $90,000 Active

ⓘ 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: $1,194 · $99/mo
• Projected year-2 tax: $1,227 · $102/mo
• Expected delta: +$33/yr (+$3/mo · 2.8%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥104°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: $10,477
• − Mortgage interest: −$4,873
• − Property taxes: −$1,194
• − Insurance: −$435
• − Repairs & maintenance: −$838
• − Management: −$838
• − Depreciation: −$2,531
• Taxable loss: −$232
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $1,229/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: Meade
• NCES district ID: 2009420
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $52,136
• Composite: 35.14/100
• National rank: #9887
• State rank: #88 of 280 in KS

Livability — Meade

• Score: 74/100
• State rank: #76
• US rank: #4403

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meade, KS
• Population (ZIP): 1,701

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: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6% German/W. Germanic 1%

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: ▼ -0.82%
• Current HPI: 177.3355
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-11.1% since first listed

4 events — show timeline

• 2025-08-13 Sold (MLS) — GardenMLS
• 2025-07-09 Listed $80,000 GardenMLS
• 2025-06-16 Price Changed $87,000 SWKSBOR
• 2025-01-10 Listed $90,000 SWKSBOR

Property tax history

+5.9%/yr

Latest (2025): $1,194 · +17.6% YoY. Source: county tax records.