400 S Kansas St · Plainville, KS 67663

$104,900

1 bd · 2.5 ba · 1,568 sqft · SingleFamily public records · 112 Days on market

Built 1910 6,699 sqft lot

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Why this score? — see what drove the D+ 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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Appreciation +3.0/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Modern comfort
• Beautiful flooring
• Historic charm

Tags

• HISTORIC CHARM
• MODERN COMFORT
• SPACIOUS HOME
• OPEN LAYOUT
• SOARING CEILINGS
• BEAUTIFUL FLOORING

Property features AI

Finance

• Other: Zoning: NC.1 / R-1

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Entry level: 1
• Exterior features: Composition roof

Interior

• Kitchen: Dishwasher
• Bedrooms: 1 bedroom on the main level
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Dishwasher; Full basement

What this means for you Summary

Snapshot

• This is a 1-bed/2.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $40 ($481/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 $97k (7.7% below list).
• Recommended offer: $95k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#21 in KS, #2,088 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Plainville (rural): math 30% / reading 30% proficiency, ranked #166 of 280 in KS (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 3 units permitted in Rooks County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,459 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 9.0

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-14,429
• Equity at exit: $15,641

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-9,217
• Equity at exit: $9,070

Cash invested: $29,372 (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 67663

• Home prices YoY: -2.4%
• Active inventory: 7
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $968 medium
• Mortgage (P&I): −$550
• Tax est. 1.5%: −$131 /mo · $1,574/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $40

Break-even live

Break-even rent $918

Max offer price $104,900

Occupancy floor 91%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-15
   days on market $104,900 Active 112 DOM
2. 2026-06-14
   days on market $104,900 Active 110 DOM
3. 2026-06-12
   statusdays on market $104,900 Active 109 DOM
4. 2026-06-09
   days on market $104,900 Active Under Contract 106 DOM
5. 2026-06-08
   days on market $104,900 Active Under Contract 105 DOM
6. 2026-06-07
   days on market $104,900 Active Under Contract 104 DOM
7. 2026-06-05
   days on market $104,900 Active Under Contract 102 DOM
8. 2026-06-02
   days on market $104,900 Active Under Contract 99 DOM
9. 2026-06-01
   days on market $104,900 Active Under Contract 98 DOM
10. 2026-05-31
    days on market $104,900 Active Under Contract 97 DOM
11. 2026-05-30
    days on market $104,900 Active Under Contract 96 DOM
12. 2026-04-17
    historical Active Under Contract
13. 2026-03-16
    price $104,900
14. 2026-02-23
    listed $109,900 Active
15. 2005-10-01
    soldstatus $75,000
16. 2002-03-01
    soldstatus $29,500
17. 2000-08-01
    soldstatus $24,000

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 17 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: $11,621
• − Mortgage interest: −$5,876
• − Property taxes: −$1,574
• − Insurance: −$524
• − Repairs & maintenance: −$930
• − Management: −$930
• − Depreciation: −$3,052
• Taxable loss: −$1,264
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $785/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: Plainville
• NCES district ID: 2010740
• Math proficiency: 30% ▲ 5.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $46,331
• Composite: 28.69/100
• National rank: #12011
• State rank: #166 of 280 in KS

Livability — Plainville

• Score: 79/100
• State rank: #21
• US rank: #2088

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: Plainville, KS
• Population (ZIP): 2,449

Population outlook (Rooks County) Hauer SSP2

• Today (2025): 5,196 people
• By 2030: 5,218 · +0.4%
• By 2040: 5,216 · +0.4%
• By 2050: 5,171 · -0.5%
• By 2075: 5,171 · -0.5%
• By 2100: 4,713 · -9.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 4% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 5% Portuguese 2% Hungarian 1%
• Foreign-born: 0% · China
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Rooks

• 2024 margin: Solid R (+71.2) · D 13.8% · R 85.0% · Other 1.3%
• 2008→2024 swing: -9.4pp toward R · 2008: -61.8pp · 2024: -71.2pp
• All cycles: 2024: R+71.2 2020: R+73.7 2016: R+72.6 2012: R+67.1 2008: R+61.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.93%
• Current HPI: 157.17
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+337.1% since first listed

6 events — show timeline

• 2026-04-17 Contingent — Hays MLS
• 2026-03-16 Price Changed $104,900 Hays MLS
• 2026-02-23 Listed $109,900 Hays MLS
• 2005-10-01 Sold (Public Records) $75,000 Public Records
• 2002-03-01 Sold (Public Records) $29,500 Public Records
• 2000-08-01 Sold (Public Records) $24,000 Public Records