8500 NW County Road 5 · Greeley County unified government (balance), KS 67878

$101,000

4 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 64 Days on market

Built 1952 ↓ 18% since listing

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• 1% rule +6.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Key facts

• 9.2 acres
• Sheds
• Garage

Tags

• 9.2 ACRES
• MULTIPLE OUTBUILDINGS
• SHEDS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $101k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $101k).
• Recommended offer: $95k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Syracuse (rural): math 21% / reading 23% proficiency, ranked #152 of 169 in KS (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($698 loan paydown + $5k appreciation (4.7% local appreciation)).
• Hamilton County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $101k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,940 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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: 1.17% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.83%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.27×
• Total profit: $36,044
• Equity at exit: $55,106

10-year hold

• IRR: 20.5%
• Equity multiple: 4.44×
• Total profit: $97,248
• Equity at exit: $93,390

Cash invested: $28,280 (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 67878

• Home prices YoY: 2.8%
• Active inventory: 5
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,177 medium
• Mortgage (P&I): −$530
• Tax est. 1.5%: −$126 /mo · $1,515/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $232

Break-even live

Break-even rent $884

Max offer price $101,000

Occupancy floor 75%

Sensitivity live

Price	-10% $301	-5% $266	+0% $232	+5% $197	+10% $162
Rent	-10% $139	-5% $185	+0% $232	+5% $278	+10% $325
Rate	-1.0pp $282	-0.5pp $257	base $232	+0.5pp $205	+1.0pp $179

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: $25,250
• Closing costs: $3,030
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $101,000 Active 64 DOM
2. 2026-06-18
   days on market $101,000 Active 62 DOM
3. 2026-06-17
   days on market $101,000 Active 61 DOM
4. 2026-06-16
   days on market $101,000 Active 60 DOM
5. 2026-06-15
   days on market $101,000 Active 59 DOM
6. 2026-06-13
   days on market $101,000 Active 57 DOM
7. 2026-06-12
   days on market $101,000 Active 56 DOM
8. 2026-06-09
   days on market $101,000 Active 53 DOM
9. 2026-06-08
   days on market $101,000 Active 52 DOM
10. 2026-06-07
    days on market $101,000 Active 51 DOM
11. 2026-06-05
    days on market $101,000 Active 49 DOM
12. 2026-06-04
    days on market $101,000 Active 47 DOM
13. 2026-06-03
    price $101,000 Active 46 DOM
14. 2026-06-02
    days on market $105,000 Active 46 DOM
15. 2026-06-01
    days on market $105,000 Active 45 DOM
16. 2026-05-31
    days on market $105,000 Active 44 DOM
17. 2026-05-31
    days on market $105,000 Active 43 DOM
18. 2026-04-22
    status Pending
19. 2026-04-16
    price $105,000
20. 2026-03-13
    listed $115,000 Active
21. 2002-04-01
    soldstatus $50,000
22. 2002-04-01
    soldstatus $50,000
23. 1995-06-01
    soldstatus $128,000
24. 1995-06-01
    soldstatus $128,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 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: $14,120
• − Mortgage interest: −$5,658
• − Property taxes: −$1,515
• − Insurance: −$505
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$2,938
• Taxable income: $1,245
• Est. tax owed @ 24.0%: −$299
• After-tax cash flow: $2,480/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: Syracuse
• NCES district ID: 2012150
• Math proficiency: 21% ▼ -1.00%
• Reading proficiency: 23% ▼ -2.00%
• Median HH income: $42,651
• Composite: 18.87/100
• National rank: #8859
• State rank: #152 of 169 in KS

Livability — Greeley County unified government (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 1,293
• Population (ZIP): 2,341

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 2,220 people
• By 2030: 2,110 · -5.0%
• By 2040: 1,875 · -15.5%
• By 2050: 1,650 · -25.7%
• By 2075: 1,064 · -52.1%
• By 2100: 726 · -67.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Hispanic / Latino 42% Two or more races 22%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Serbian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 22% · Canada
• Languages at home: 62% English-only · Spanish 38%

Political lean MEDSL · Hamilton

• 2024 margin: Solid R (+66.3) · D 16.1% · R 82.3% · Other 1.6%
• 2008→2024 swing: -10.5pp toward R · 2008: -55.8pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+65.7 2016: R+68.0 2012: R+60.6 2008: R+55.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.65%
• Current HPI: 172.9368
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-18.0% since first listed

7 events — show timeline

• 2026-04-22 Pending — FHAOR as distributed by MLS GRID
• 2026-04-16 Price Changed $105,000 FHAOR as distributed by MLS GRID
• 2026-03-13 Listed $115,000 FHAOR as distributed by MLS GRID
• 2002-04-01 Sold (Public Records) $50,000 Public Records
• 2002-04-01 Sold (Public Records) $50,000 Public Records
• 1995-06-01 Sold (Public Records) $128,000 Public Records
• 1995-06-01 Sold (Public Records) $128,000 Public Records