208 N Mincer Ave · Stafford, KS 67578

$68,900

2 bd · 2.0 ba · 1,376 sqft · SingleFamily public records · 3 Days on market

Built 1950 0.26 ac 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
• Appreciation +5.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

This ranch style home is located in a very quiet neighborhood and has plenty of room and storage for comfortable living. Walk into the front door and there is an entryway with coat closet. The nice size living room has been freshly painted walls and ceilings as well as the rest of the home. The two bedrooms are nice size and ample closet space. The bathroom is located in the middle of the two bedrooms and has awesome storage. The kitchen is very functional and has lots of storage, nice floor and has new dishwasher, new faucet, plenty of counter space and room for table. Adjacent to the kitchen is the open family room, den or recreation room. The utility room is off the back door and the other bath is located there as well. There is large storm cellar right out back door and is very safe and easy access. The backyard offers partial fence and storage shed. There is plenty of space for all outside activities. Call and take a look at this home.

Key facts

• Oversized kitchen
• Covered front patio
• 0.26 acre lot

Tags

• COVERED FRONT PATIO
• OVERSIZED KITCHEN
• VERSATILE FAMILY ROOM
• CONVENIENT LAUNDRY MUDROOM
• PARTIAL UNFINISHED BASEMENT
• PRIVACY-FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).

Location & tenants

• Location reads 66/100 on livability (#264 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Stafford (rural): math 20% / reading 25% proficiency, ranked #254 of 280 in KS (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 13 active listings in the ZIP; 8 units permitted in Stafford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($476 loan paydown + $582 appreciation (0.8% local appreciation)).
• Stafford County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y ago; this cycle's ask is 15% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $18k; list at $69k implies a 283% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,900

Questions for the listing agent

1. Built in 1950 — 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 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?
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: 1.53% ✓
• Cap rate: 12.54%
• Cash-on-cash: 22.33%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.23×
• Total profit: $23,643
• Equity at exit: $22,964

10-year hold

• IRR: 27.2%
• Equity multiple: 4.23×
• Total profit: $62,390
• Equity at exit: $30,090

Cash invested: $19,292 (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 67578

• Home prices YoY: 0.6%
• Active inventory: 13
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$361
• Tax est. 1.5%: −$86 /mo · $1,034/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $359

Break-even live

Break-even rent $603

Max offer price $68,900

Occupancy floor 61%

Sensitivity live

Price	-10% $407	-5% $383	+0% $359	+5% $335	+10% $311
Rent	-10% $275	-5% $317	+0% $359	+5% $401	+10% $442
Rate	-1.0pp $394	-0.5pp $376	base $359	+0.5pp $341	+1.0pp $323

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: $17,225
• Closing costs: $2,067
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $68,900 Active 3 DOM
2. 2026-06-17
   pricedays on marketlisting id $68,900 Active 1 DOM
3. 2026-06-17
   price $65,000 Active 21 DOM
4. 2026-06-16
   days on market $60,000 Active 21 DOM
5. 2026-06-15
   days on market $60,000 Active 20 DOM
6. 2026-06-13
   days on market $60,000 Active 18 DOM
7. 2026-06-12
   days on market $60,000 Active 17 DOM
8. 2026-06-09
   days on market $60,000 Active 14 DOM
9. 2026-06-08
   days on market $60,000 Active 13 DOM
10. 2026-06-07
    days on market $60,000 Active 12 DOM
11. 2026-06-05
    days on market $60,000 Active 10 DOM
12. 2026-06-04
    days on market $60,000 Active 8 DOM
13. 2026-06-02
    days on market $60,000 Active 7 DOM
14. 2026-06-01
    days on market $60,000 Active 6 DOM
15. 2026-05-31
    days on market $60,000 Active 5 DOM
16. 2026-05-31
    days on market $60,000 Active 4 DOM
17. 2026-05-26
    listed $60,000 Active
18. 2017-05-23
    listed $53,000
19. 2015-09-30
    soldstatus 954-char remark

    Show marketing remark (954 chars)

    This ranch style home is located in a very quiet neighborhood and has plenty of room and storage for comfortable living. Walk into the front door and there is an entryway with coat closet. The nice size living room has been freshly painted walls and ceilings as well as the rest of the home. The two bedrooms are nice size and ample closet space. The bathroom is located in the middle of the two bedrooms and has awesome storage. The kitchen is very functional and has lots of storage, nice floor and has new dishwasher, new faucet, plenty of counter space and room for table. Adjacent to the kitchen is the open family room, den or recreation room. The utility room is off the back door and the other bath is located there as well. There is large storm cellar right out back door and is very safe and easy access. The backyard offers partial fence and storage shed. There is plenty of space for all outside activities. Call and take a look at this home.

20. 2015-04-17
    listed $49,900 954-char remark

    Show marketing remark (954 chars)

    This ranch style home is located in a very quiet neighborhood and has plenty of room and storage for comfortable living. Walk into the front door and there is an entryway with coat closet. The nice size living room has been freshly painted walls and ceilings as well as the rest of the home. The two bedrooms are nice size and ample closet space. The bathroom is located in the middle of the two bedrooms and has awesome storage. The kitchen is very functional and has lots of storage, nice floor and has new dishwasher, new faucet, plenty of counter space and room for table. Adjacent to the kitchen is the open family room, den or recreation room. The utility room is off the back door and the other bath is located there as well. There is large storm cellar right out back door and is very safe and easy access. The backyard offers partial fence and storage shed. There is plenty of space for all outside activities. Call and take a look at this home.

21. 2007-01-01
    soldstatus
22. 1996-02-01
    soldstatus $18,000

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 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: $12,685
• − Mortgage interest: −$3,859
• − Property taxes: −$1,034
• − Insurance: −$344
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$2,004
• Taxable income: $3,414
• Est. tax owed @ 24.0%: −$819
• After-tax cash flow: $3,488/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: Stafford
• NCES district ID: 2011970
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 25% ▲ 5.00%
• Median HH income: $38,497
• Composite: 22.02/100
• National rank: #13537
• State rank: #254 of 280 in KS

Livability — Stafford

• Score: 66/100
• State rank: #264
• US rank: #11686

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stafford, KS
• Population (ZIP): 1,033

Population outlook (Stafford County) Hauer SSP2

• Today (2025): 3,953 people
• By 2030: 3,818 · -3.4%
• By 2040: 3,609 · -8.7%
• By 2050: 3,473 · -12.1%
• By 2075: 3,300 · -16.5%
• By 2100: 2,957 · -25.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Stafford

• 2024 margin: Solid R (+64.0) · D 17.1% · R 81.1% · Other 1.8%
• 2008→2024 swing: -18.1pp toward R · 2008: -46.0pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+63.3 2016: R+62.7 2012: R+53.4 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.84%
• Current HPI: 147.6352
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+233.3% since first listed

6 events — show timeline

• 2026-05-26 Listed $60,000 FSBO.com
• 2017-05-23 Listed $53,000 MKMLS as distributed by MLS GRID
• 2015-09-30 Sold (MLS) — MKMLS as distributed by MLS GRID
• 2015-04-17 Listed $49,900 MKMLS as distributed by MLS GRID
• 2007-01-01 Sold (Public Records) — Public Records
• 1996-02-01 Sold (Public Records) $18,000 Public Records