100 E B Ave · Lakin, KS 67860

$124,000

4 bd · 1.0 ba · 1,338 sqft · SingleFamily · 155 Days on market

Built 1935 5,250 sqft 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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Key facts

• 5,250 sq ft lot
• Built 1935
• Listed 155 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Recommended offer: $109k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#251 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: employment D+, schools F, amenities F.
• Lakin (rural): math 21% / reading 29% proficiency, ranked #135 of 169 in KS (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $857 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kearny County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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 1935 — 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 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?
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.17%
• DSCR: 1.36
• GRM: 7.5

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-5,009
• Equity at exit: $18,489

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $15,119
• Equity at exit: $10,721

Cash invested: $34,720 (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 67860

• Home prices YoY: -30.1%
• Active inventory: 20
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,384 medium
• Mortgage (P&I): −$650
• Tax est. 1.5%: −$155 /mo · $1,860/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $237

Break-even live

Break-even rent $1,085

Max offer price $124,000

Occupancy floor 78%

Sensitivity live

Price	-10% $322	-5% $279	+0% $237	+5% $194	+10% $151
Rent	-10% $127	-5% $182	+0% $237	+5% $291	+10% $346
Rate	-1.0pp $299	-0.5pp $268	base $237	+0.5pp $204	+1.0pp $172

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2025-03-08
   status Pending
2. 2024-10-03
   listed $124,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,609
• − Mortgage interest: −$6,946
• − Property taxes: −$1,860
• − Insurance: −$620
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$3,607
• Taxable income: $919
• Est. tax owed @ 24.0%: −$220
• After-tax cash flow: $2,618/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: Lakin
• NCES district ID: 2008280
• Math proficiency: 21% ▲ 2.00%
• Reading proficiency: 29% ▲ 6.00%
• Median HH income: $48,920
• Composite: 21.93/100
• National rank: #8226
• State rank: #135 of 169 in KS

Livability — Lakin

• Score: 67/100
• State rank: #251
• US rank: #11061

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakin, KS
• Population (ZIP): 2,646

Population outlook (Kearny County) Hauer SSP2

• Today (2025): 4,030 people
• By 2030: 4,050 · +0.5%
• By 2040: 4,139 · +2.7%
• By 2050: 4,281 · +6.2%
• By 2075: 4,889 · +21.3%
• By 2100: 5,537 · +37.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 31% Two or more races 16% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 2% Iranian 2% Romanian 1%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 78% English-only · Spanish 21% German/W. Germanic 1%

Political lean MEDSL · Kearny

• 2024 margin: Solid R (+68.4) · D 14.8% · R 83.2% · Other 2.1%
• 2008→2024 swing: -11.0pp toward R · 2008: -57.4pp · 2024: -68.4pp
• All cycles: 2024: R+68.4 2020: R+62.2 2016: R+62.2 2012: R+59.6 2008: R+57.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.54%
• Current HPI: 175.6943
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2025-03-08 Pending — GardenMLS
• 2024-10-03 Listed $124,000 GardenMLS