307 N Custer St · Delphos, KS 67436

$53,000

2 bd · 1.0 ba · 1,265 sqft · SingleFamily public records · 56 Days on market

Built 1910 8,712 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
• Appreciation +7.4/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Remodeled bathroom
• Updated windows
• Main floor laundry

Tags

• MAIN FLOOR LAUNDRY
• UPDATED WINDOWS
• NEWER HVAC SYSTEM
• REMODELED BATHROOM
• FLEXIBLE BONUS ROOM
• STORM DOOR

Property features AI

Exterior

• Utilities: Public utilities
• Home design: Single-family onsite-built home
• Construction: Composition roof; Crawl space foundation
• Exterior features: One-and-a-half story layout; Crawl space foundation; Composition roof

Interior

• Kitchen: Refrigerator; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air (electric); Forced air heating (natural gas)
• Interior features: Unfinished basement
• Laundry & utility: Washer; Dryer; Main floor laundry

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 $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $51k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#136 in KS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• North Ottawa County (rural): math 34% / reading 34% proficiency, ranked #62 of 169 in KS (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Minneapolis Elementary (math 37% / reading 37%, grade F, #358 of 684 statewide, top 56%, 327 students, 51% FRL); Minneapolis Jr-Sr High School (math 27% / reading 32%, grade F, #60 of 327 statewide, top 24%, 302 students, 45% FRL) — zoned schools average 48% FRL vs 29% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 8 active listings in the ZIP; 12 units permitted in Ottawa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($366 loan paydown + $3k appreciation (4.8% local appreciation)).
• Ottawa County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $53k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,410 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.95% ✓
• Cap rate: 16.37%
• Cash-on-cash: 36.00%
• DSCR: 2.60
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.3%
• Equity multiple: 3.68×
• Total profit: $39,824
• Equity at exit: $29,218

10-year hold

• IRR: 42.4%
• Equity multiple: 7.49×
• Total profit: $96,291
• Equity at exit: $49,764

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 67436

• Home prices YoY: 2.9%
• Active inventory: 8
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,033 medium
• Mortgage (P&I): −$278
• Tax from tax record: −$71 /mo · $852/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $445

Break-even live

Break-even rent $470

Max offer price $53,000

Occupancy floor 52%

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 20 events

1. 2026-06-18
   days on market $53,000 Active 56 DOM
2. 2026-06-17
   days on market $53,000 Active 55 DOM
3. 2026-06-16
   days on market $53,000 Active 54 DOM
4. 2026-06-15
   days on market $53,000 Active 53 DOM
5. 2026-06-13
   days on market $53,000 Active 51 DOM
6. 2026-06-12
   days on market $53,000 Active 50 DOM
7. 2026-06-09
   days on market $53,000 Active 47 DOM
8. 2026-06-08
   days on market $53,000 Active 46 DOM
9. 2026-06-07
   days on market $53,000 Active 45 DOM
10. 2026-06-05
    days on market $53,000 Active 43 DOM
11. 2026-06-04
    days on market $53,000 Active 41 DOM
12. 2026-06-02
    days on market $53,000 Active 40 DOM
13. 2026-06-01
    days on market $53,000 Active 39 DOM
14. 2026-05-31
    days on market $53,000 Active 38 DOM
15. 2026-05-31
    days on market $53,000 Active 37 DOM
16. 2026-05-13
    price $53,000
17. 2026-04-23
    listed $58,000 Active
18. 2003-09-12
    soldstatus
19. 2003-09-01
    soldstatus $20,000
20. 1989-08-01
    soldstatus $14,000

ⓘ 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: $852 · $71/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 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: $12,399
• − Mortgage interest: −$2,969
• − Property taxes: −$852
• − Insurance: −$265
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$1,542
• Taxable income: $4,787
• Est. tax owed @ 24.0%: −$1,149
• After-tax cash flow: $4,194/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: North Ottawa County
• NCES district ID: 2009570
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $50,499
• Composite: 29.58/100
• National rank: #6483
• State rank: #62 of 169 in KS

Livability — Delphos

• Score: 71/100
• State rank: #136
• US rank: #6775

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Delphos, KS
• Population (ZIP): 446

Population outlook (Ottawa County) Hauer SSP2

• Today (2025): 5,796 people
• By 2030: 5,660 · -2.3%
• By 2040: 5,366 · -7.4%
• By 2050: 5,017 · -13.4%
• By 2075: 4,494 · -22.5%
• By 2100: 3,766 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Ottawa

• 2024 margin: Solid R (+66.6) · D 15.8% · R 82.4% · Other 1.7%
• 2008→2024 swing: -14.1pp toward R · 2008: -52.5pp · 2024: -66.6pp
• All cycles: 2024: R+66.6 2020: R+65.8 2016: R+64.1 2012: R+59.3 2008: R+52.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.75%
• Current HPI: 170.7099
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+278.6% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $53,000 SCKMLS as Distributed by MLS Grid
• 2026-04-23 Listed $58,000 SCKMLS as Distributed by MLS Grid
• 2003-09-12 Sold (Public Records) — Public Records
• 2003-09-01 Sold (Public Records) $20,000 Public Records
• 1989-08-01 Sold (Public Records) $14,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $852 · +14.7% YoY. Source: county tax records.