418 W 5th St · Concordia, KS 66901

$129,500

4 bd · 1.5 ba · 1,460 sqft · SingleFamily public records · 191 Days on market

Built 1900 0.25 ac 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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Key facts

• Walk in closets
• Large storage room
• Upgraded bathrooms

Tags

• REFINISHED HARDWOOD FLOORS
• WALK IN CLOSETS
• UPGRADED BATHROOMS
• FULL-LENGTH SHOWER TOWER
• LARGE STORAGE ROOM
• STAINLESS STEEL STOVE

Property features AI

Exterior

• Parking: Detached or attached 1-car garage
• Utilities: Public utilities
• Home design: Single-family onsite-built home
• Construction: Composition roof; Crawl space foundation
• Exterior features: Two levels; Crawl space foundation; Composition roof

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Cellar basement; Storage structure on property
• Laundry & utility: Laundry on main floor

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $198 ($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 $124k (4.4% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#65 in KS, #3,995 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, employment D, amenities F.
• Concordia (town): math 23% / reading 35% proficiency, ranked #117 of 169 in KS (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Concordia Elementary (math 27% / reading 42%, grade F, #388 of 684 statewide, top 61%, 459 students, 59% FRL); Concordia Middle (math 32% / reading 42%, grade F, #37 of 219 statewide, top 19%, 187 students, 56% FRL); Concordia Jr-Sr High (math 12% / reading 24%, grade F, #233 of 327 statewide, top 71%, 485 students, 46% FRL) — zoned schools average 54% FRL vs 38% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 24 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $895 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cloud County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $130k implies a 896% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 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 1900 — 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 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?
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: 0.96% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.54%
• DSCR: 1.29
• GRM: 8.7

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-8,456
• Equity at exit: $19,309

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $8,626
• Equity at exit: $11,197

Cash invested: $36,260 (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 66901

• Home prices YoY: -7.0%
• Active inventory: 24
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$48 /mo · $573/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $198

Break-even live

Break-even rent $988

Max offer price $129,500

Occupancy floor 79%

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-05
   days on market $129,500 Active 191 DOM
2. 2026-06-04
   days on market $129,500 Active 189 DOM
3. 2026-06-02
   days on market $129,500 Active 188 DOM
4. 2026-06-01
   days on market $129,500 Active 187 DOM
5. 2026-05-31
   days on market $129,500 Active 186 DOM
6. 2026-05-31
   days on market $129,500 Active 185 DOM
7. 2026-04-10
   price $129,500
8. 2026-04-06
   status Active
9. 2026-04-01
   historical
10. 2025-12-22
    status Active
11. 2025-12-21
    price $134,500
12. 2025-09-25
    status Pending
13. 2025-09-25
    status Active
14. 2025-09-25
    historical
15. 2025-09-23
    status Pending
16. 2025-08-24
    listed $139,900 Active
17. 2024-09-20
    listed $27,500
18. 2001-08-01
    soldstatus
19. 2001-06-01
    soldstatus $13,000

ⓘ 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: $573 · $48/mo
• Projected year-2 tax: $1,826 · $152/mo
• Expected delta: +$1,253/yr (+$104/mo · 218.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 16 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: $14,861
• − Mortgage interest: −$7,254
• − Property taxes: −$573
• − Insurance: −$648
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$3,767
• Taxable income: $241
• Est. tax owed @ 24.0%: −$58
• After-tax cash flow: $2,312/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: Concordia
• NCES district ID: 2005100
• Math proficiency: 23% ▼ -2.00%
• Reading proficiency: 35% ▲ 2.00%
• Median HH income: $38,933
• Composite: 24.27/100
• National rank: #7716
• State rank: #117 of 169 in KS

Livability — Concordia

• Score: 75/100
• State rank: #65
• US rank: #3995

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Concordia, KS
• Population (ZIP): 6,134

Population outlook (Cloud County) Hauer SSP2

• Today (2025): 8,922 people
• By 2030: 8,683 · -2.7%
• By 2040: 8,241 · -7.6%
• By 2050: 7,904 · -11.4%
• By 2075: 7,252 · -18.7%
• By 2100: 6,474 · -27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 5% Hispanic / Latino 5% Pacific Islander 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 8% English 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Cloud

• 2024 margin: Solid R (+60.6) · D 18.9% · R 79.5% · Other 1.5%
• 2008→2024 swing: -18.1pp toward R · 2008: -42.4pp · 2024: -60.6pp
• All cycles: 2024: R+60.6 2020: R+54.8 2016: R+55.1 2012: R+48.9 2008: R+42.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.08%
• Current HPI: 187.4137
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+896.2% since first listed

13 events — show timeline

• 2026-04-10 Price Changed $129,500 SCKMLS as Distributed by MLS Grid
• 2026-04-06 Relisted — SCKMLS as Distributed by MLS Grid
• 2026-04-01 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2025-12-22 Relisted — SCKMLS as Distributed by MLS Grid
• 2025-12-21 Price Changed $134,500 SCKMLS as Distributed by MLS Grid
• 2025-09-25 Pending — SCKMLS as Distributed by MLS Grid
• 2025-09-25 Relisted — SCKMLS as Distributed by MLS Grid
• 2025-09-25 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2025-09-23 Pending — SCKMLS as Distributed by MLS Grid
• 2025-08-24 Listed $139,900 SCKMLS as Distributed by MLS Grid
• 2024-09-20 Listed $27,500 SCKMLS as Distributed by MLS Grid
• 2001-08-01 Sold (Public Records) — Public Records
• 2001-06-01 Sold (Public Records) $13,000 Public Records

Property tax history

+3.7%/yr

Latest (2024): $573 · +11.8% YoY. Source: county tax records.