302 N King St · Mount Hope, KS 67108-9596

$95,000

2 bd · 1.0 ba · 1,081 sqft · SingleFamily public records · 11 Days on market

Built 1920 6,098 sqft lot

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Huge corner lot
• Outdoor space
• 6,098 sq ft lot

Tags

• HUGE CORNER LOT
• OUTDOOR SPACE
• ABUNDANCE OF CABINET SPACE

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Sewer available; Natural gas available
• Home design: Single-family onsite built
• Exterior features: One level; Partial foundation; No basement windows; Composition roof

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air (electric); Forced air heating (natural gas)
• Interior features: Hardwood floors; Unfinished basement; Basement laundry (in basement)
• Laundry & utility: Laundry area in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads 66/100 on livability (#274 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime D-, amenities F, commute F.
• Haven Public Schools (rural): math 27% / reading 34% proficiency, ranked #94 of 169 in KS (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Haven Elem (math 37% / reading 37%, grade F, #358 of 684 statewide, top 56%, 390 students, 52% FRL); Haven Middle School (math 22% / reading 27%, grade F, #110 of 219 statewide, top 55%, 91 students, 44% FRL); Haven High (math 5% / reading 24%, grade F, #260 of 327 statewide, top 81%, 234 students, 43% FRL).
• Market conditions: 1 active listings in the ZIP; 2,613 units permitted in Sedgwick County in 2024 (258 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $3k appreciation (3.0% local appreciation)).
• Sedgwick County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
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: 1.19% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.06%
• DSCR: 1.49
• GRM: 7.0

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: 17.9%
• Equity multiple: 2.02×
• Total profit: $27,071
• Equity at exit: $42,716

10-year hold

• IRR: 19.3%
• Equity multiple: 3.80×
• Total profit: $74,515
• Equity at exit: $65,831

Cash invested: $26,600 (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 67108-9596

• Active inventory: 1
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,129 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$109 /mo · $1,312/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $245

Break-even live

Break-even rent $819

Max offer price $95,000

Occupancy floor 73%

Sensitivity live

Price	-10% $299	-5% $272	+0% $245	+5% $218	+10% $191
Rent	-10% $156	-5% $201	+0% $245	+5% $290	+10% $334
Rate	-1.0pp $293	-0.5pp $269	base $245	+0.5pp $221	+1.0pp $196

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $95,000 Active 11 DOM
2. 2026-06-18
   days on market $95,000 Active 10 DOM
3. 2026-06-17
   days on market $95,000 Active 9 DOM
4. 2026-06-16
   days on market $95,000 Active 8 DOM
5. 2026-06-15
   days on market $95,000 Active 7 DOM
6. 2026-06-14
   days on market $95,000 Active 5 DOM
7. 2026-06-12
   days on market $95,000 Active 4 DOM
8. 2026-06-09
   listed $95,000 Active 1 DOM

ⓘ 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: $1,312 · $109/mo
• Projected year-2 tax: $1,340 · $112/mo
• Expected delta: +$28/yr (+$2/mo · 2.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,553
• − Mortgage interest: −$5,321
• − Property taxes: −$1,312
• − Insurance: −$475
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$2,764
• Taxable income: $1,513
• Est. tax owed @ 24.0%: −$363
• After-tax cash flow: $2,579/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: Haven Public Schools
• NCES district ID: 2006960
• Math proficiency: 27% ▲ 5.00%
• Reading proficiency: 34% ▲ 1.00%
• Median HH income: $49,973
• Composite: 26.59/100
• National rank: #7181
• State rank: #94 of 169 in KS

Livability — Mount Hope

• Score: 66/100
• State rank: #274
• US rank: #12318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Hope, KS

Population outlook (Sedgwick County) Hauer SSP2

• Today (2025): 537,014 people
• By 2030: 546,984 · +1.9%
• By 2040: 559,141 · +4.1%
• By 2050: 562,027 · +4.7%
• By 2075: 557,255 · +3.8%
• By 2100: 513,383 · -4.4%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+90.0% since first listed

7 events — show timeline

• 2026-06-08 Listed $95,000 SCKMLS as Distributed by MLS Grid
• 2024-01-29 Rental Removed $795 BUILDIUM
• 2023-12-22 Listed for Rent $795 BUILDIUM
• 2021-07-16 Sold (Public Records) — Public Records
• 2021-01-01 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2020-10-01 Listed $50,000 SCKMLS as Distributed by MLS Grid
• 1998-10-20 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,312 · +8.8% YoY. Source: county tax records.