403 W Randolph St · Howard, KS 67349

$140,000

4 bd · 2.5 ba · 2,758 sqft · SingleFamily public records · 52 Days on market

Built 1918 0.41 ac 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 +15.1/30.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.41 acre lot
• Garage
• Built 1918

Property features AI

Exterior

• Utilities: Natural gas available; Public utilities; Septic tank
• Home design: Single-family onsite-built home; One and one-half stories
• Construction: Composition roof; Full foundation
• Exterior features: Patio; Storage structure; View out; Walk-out cellar / below-grade access

Interior

• Kitchen: Disposal; Microwave; Refrigerator; Range
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning (electric); Forced air heating (natural gas)
• Interior features: Disposal; Microwave; Refrigerator; Range; Fireplace (one); Unfinished basement
• Laundry & utility: Washer and dryer on the main floor

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $47 ($565/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 $128k (8.3% below list).
• Recommended offer: $128k (8.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#283 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, employment D, crime F.
• West Elk (rural): math 40% / reading 40% proficiency, ranked #79 of 280 in KS (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $13k of equity ($968 loan paydown + $12k appreciation (8.3% local appreciation)).
• Elk County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.3% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; list at $140k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,425 (8.3% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — 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 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?
5. 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?
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: 0.92% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.44%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.61×
• Total profit: $63,203
• Equity at exit: $109,037

10-year hold

• IRR: 19.9%
• Equity multiple: 5.63×
• Total profit: $181,328
• Equity at exit: $219,040

Cash invested: $39,200 (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 67349

• Home prices YoY: 5.1%
• Active inventory: 5
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,284 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $47

Break-even live

Break-even rent $1,225

Max offer price $140,000

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-04
   price $140,000
2. 2026-03-27
   listed $159,900 Active
3. 2008-03-01
   soldstatus $78,000
4. 2008-03-01
   soldstatus $78,000

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,411
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$4,073
• Taxable loss: −$1,770
• Est. tax savings @ 24.0%: +$425
• After-tax cash flow: $989/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: West Elk
• NCES district ID: 2007500
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 40% ▲ 10.00%
• Median HH income: $36,442
• Composite: 35.63/100
• National rank: #9704
• State rank: #79 of 280 in KS

Livability — Howard

• Score: 65/100
• State rank: #283
• US rank: #12762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Howard, KS
• Population (ZIP): 764

Population outlook (Elk County) Hauer SSP2

• Today (2025): 2,111 people
• By 2030: 1,896 · -10.2%
• By 2040: 1,572 · -25.5%
• By 2050: 1,386 · -34.3%
• By 2075: 1,363 · -35.4%
• By 2100: 1,547 · -26.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 4% Native American 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 1%
• Foreign-born: 1%

Political lean MEDSL · Elk

• 2024 margin: Solid R (+69.7) · D 14.3% · R 83.9% · Other 1.8%
• 2008→2024 swing: -22.3pp toward R · 2008: -47.4pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+69.7 2016: R+70.5 2012: R+56.3 2008: R+47.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.28%
• Current HPI: 169.3365
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+79.5% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $140,000 SCKMLS as Distributed by MLS Grid
• 2026-03-27 Listed $159,900 SCKMLS as Distributed by MLS Grid
• 2008-03-01 Sold (Public Records) $78,000 Public Records
• 2008-03-01 Sold (Public Records) $78,000 Public Records