105 E 13th St · Larned, KS 67550

$53,000

2 bd · 1.0 ba · 944 sqft · SingleFamily public records · 440 Days on market

Built 1930 5,500 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.0/10.0

Key facts

• Fenced yard
• South facing porch
• 5,500 sq ft lot

Tags

• SOUTH FACING PORCH
• UPDATED TILE COUNTERTOPS
• CUSTOM TILED WALK IN SHOWER
• ROOMY LAUNDRY MUDROOM
• PARTIAL BASEMENT CELLAR
• FENCED YARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Entry level is 1
• Exterior features: Lot roughly 37 x 150 (0.12 acre); Zoned NC.1 / R-1

Interior

• Bedrooms: Two main-level bedrooms
• Heating & cooling: Window air conditioning units
• Interior features: Window coverings; Seven total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($876 rent vs $53k).
• Recommended offer: $47k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#120 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment D+, amenities F.
• Ft Larned (town): math 32% / reading 43% proficiency, ranked #49 of 169 in KS (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $366 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pawnee County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 440 days — a 12% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 2 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 $11k; list at $53k implies a 362% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $46,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 440 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 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. 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: 1.65% ✓
• Cap rate: 13.67%
• Cash-on-cash: 26.36%
• DSCR: 2.17
• GRM: 5.0

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: 20.2%
• Equity multiple: 1.82×
• Total profit: $12,184
• Equity at exit: $7,902

10-year hold

• IRR: 28.4%
• Equity multiple: 3.52×
• Total profit: $37,394
• Equity at exit: $4,582

Cash invested: $14,840 (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 67550

• Home prices YoY: -4.2%
• Active inventory: 51
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $876 medium
• Mortgage (P&I): −$278
• Tax est. 1.5%: −$66 /mo · $795/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $326

Break-even live

Break-even rent $464

Max offer price $53,000

Occupancy floor 58%

Sensitivity live

Price	-10% $363	-5% $344	+0% $326	+5% $308	+10% $289
Rent	-10% $257	-5% $291	+0% $326	+5% $361	+10% $395
Rate	-1.0pp $353	-0.5pp $339	base $326	+0.5pp $312	+1.0pp $298

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $53,000 Active 440 DOM
2. 2026-06-21
   days on market $53,000 Active 439 DOM
3. 2026-06-18
   days on market $53,000 Active 437 DOM
4. 2026-06-17
   days on market $53,000 Active 436 DOM
5. 2026-06-16
   days on market $53,000 Active 435 DOM
6. 2026-06-15
   days on market $53,000 Active 434 DOM
7. 2026-06-13
   days on market $53,000 Active 432 DOM
8. 2026-06-12
   days on market $53,000 Active 431 DOM
9. 2026-06-09
   days on market $53,000 Active 428 DOM
10. 2026-06-08
    days on market $53,000 Active 427 DOM
11. 2026-06-07
    days on market $53,000 Active 426 DOM
12. 2026-06-05
    days on market $53,000 Active 424 DOM
13. 2026-06-04
    days on market $53,000 Active 422 DOM
14. 2026-06-02
    days on market $53,000 Active 421 DOM
15. 2026-06-01
    days on market $53,000 Active 420 DOM
16. 2026-05-31
    days on market $53,000 Active 419 DOM
17. 2026-05-31
    days on market $53,000 Active 418 DOM
18. 2026-03-09
    price $53,000
19. 2025-09-02
    price $58,000
20. 2025-05-22
    price $49,000
21. 2025-04-08
    listed $55,000 Active
22. 2019-08-10
    listed $12,000
23. 2006-02-01
    soldstatus $11,460
24. 2001-06-01
    soldstatus $35,000
25. 1996-04-01
    soldstatus $26,000

ⓘ 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 4/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,515
• − Mortgage interest: −$2,969
• − Property taxes: −$795
• − Insurance: −$265
• − Repairs & maintenance: −$841
• − Management: −$841
• − Depreciation: −$1,542
• Taxable income: $3,262
• Est. tax owed @ 24.0%: −$783
• After-tax cash flow: $3,128/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: Ft Larned
• NCES district ID: 2008370
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 43% ▲ 8.00%
• Median HH income: $42,806
• Composite: 31.69/100
• National rank: #5919
• State rank: #49 of 169 in KS

Livability — Larned

• Score: 72/100
• State rank: #120
• US rank: #6324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Larned, KS
• Population (ZIP): 5,137

Population outlook (Pawnee County) Hauer SSP2

• Today (2025): 6,800 people
• By 2030: 6,739 · -0.9%
• By 2040: 6,627 · -2.5%
• By 2050: 6,477 · -4.8%
• By 2075: 6,369 · -6.3%
• By 2100: 6,266 · -7.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 9% Black 8% Two or more races 3% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Iranian 3% Serbian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Pawnee

• 2024 margin: Solid R (+51.5) · D 23.4% · R 74.9% · Other 1.8%
• 2008→2024 swing: -14.4pp toward R · 2008: -37.1pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+51.4 2016: R+50.1 2012: R+43.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.95%
• Current HPI: 182.5283
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+103.8% since first listed

8 events — show timeline

• 2026-03-09 Price Changed $53,000 Hays MLS
• 2025-09-02 Price Changed $58,000 Hays MLS
• 2025-05-22 Price Changed $49,000 Hays MLS
• 2025-04-08 Listed $55,000 Hays MLS
• 2019-08-10 Listed $12,000 SCKMLS as Distributed by MLS Grid
• 2006-02-01 Sold (Public Records) $11,460 Public Records
• 2001-06-01 Sold (Public Records) $35,000 Public Records
• 1996-04-01 Sold (Public Records) $26,000 Public Records