318 12th St · Ogden, KS 66517

$65,000

2 bd · 1.0 ba · 854 sqft · SingleFamily public records · 73 Days on market

Built 1920 9,099 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming and fully furnished 2-bedroom, 1-bath bungalow, priced perfectly for you to make it your own. Features a spacious carport with room for two vehicles. Just a few blocks from Ogden Elementary and the Community Park, this home offers a convenient location that’s ideal for all. Schedule your showing today!

Key facts

• Fenced back yard
• New sewer line
• 9,099 sq ft lot

Tags

• FENCED BACK YARD
• NEW SEWER LINE

Property features AI

Finance

• HOA & community: Community park; Community pool

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; Residential property
• Construction: Other construction materials
• Exterior features: Chain link fencing; Shed(s)

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Ceiling fan cooling
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Basement (finished status not specified)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($985 rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#301 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D+, schools D, amenities F.
• Manhattan-Ogden (urban): math 39% / reading 46% proficiency, ranked #26 of 169 in KS (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 132 units permitted in Riley County in 2024 (35 in 5+ unit buildings).
• This rent is only 17% of the median local income ($68k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Riley County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $35k; list at $65k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1920 — 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. 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: 1.52% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.42%
• DSCR: 2.00
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.1%
• Equity multiple: 4.14×
• Total profit: $57,069
• Equity at exit: $58,557

10-year hold

• IRR: 35.4%
• Equity multiple: 9.30×
• Total profit: $151,041
• Equity at exit: $126,281

Cash invested: $18,200 (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 66517

• Home prices YoY: 4.2%
• Active inventory: 18
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $985 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$70 /mo · $846/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $340

Break-even live

Break-even rent $555

Max offer price $65,000

Occupancy floor 60%

Sensitivity live

Price	-10% $377	-5% $358	+0% $340	+5% $322	+10% $303
Rent	-10% $262	-5% $301	+0% $340	+5% $379	+10% $418
Rate	-1.0pp $373	-0.5pp $357	base $340	+0.5pp $323	+1.0pp $306

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $65,000 Active 73 DOM
2. 2026-06-19
   days on market $65,000 Active 71 DOM
3. 2026-06-18
   days on market $65,000 Active 70 DOM
4. 2026-06-17
   days on market $65,000 Active 69 DOM
5. 2026-06-16
   days on market $65,000 Active 68 DOM
6. 2026-06-15
   days on market $65,000 Active 67 DOM
7. 2026-06-14
   days on market $65,000 Active 65 DOM
8. 2026-06-13
   days on market $65,000 Active 64 DOM
9. 2026-06-10
   days on market $65,000 Active 62 DOM
10. 2026-06-09
    days on market $65,000 Active 61 DOM
11. 2026-06-08
    days on market $65,000 Active 60 DOM
12. 2026-06-07
    days on market $65,000 Active 59 DOM
13. 2026-06-03
    days on market $65,000 Active 55 DOM
14. 2026-06-02
    days on market $65,000 Active 54 DOM
15. 2026-06-01
    days on market $65,000 Active 53 DOM
16. 2026-05-31
    days on market $65,000 Active 52 DOM
17. 2026-05-30
    days on market $65,000 Active 51 DOM
18. 2026-04-09
    listed $65,000 Active
19. 2026-03-26
    soldstatus Closed 318-char remark

    Show marketing remark (318 chars)

    Charming and fully furnished 2-bedroom, 1-bath bungalow, priced perfectly for you to make it your own. Features a spacious carport with room for two vehicles. Just a few blocks from Ogden Elementary and the Community Park, this home offers a convenient location that’s ideal for all. Schedule your showing today!

20. 2026-03-26
    soldstatus

    Show marketing remark (318 chars)

    Charming and fully furnished 2-bedroom, 1-bath bungalow, priced perfectly for you to make it your own. Features a spacious carport with room for two vehicles. Just a few blocks from Ogden Elementary and the Community Park, this home offers a convenient location that’s ideal for all. Schedule your showing today!

21. 2026-02-26
    status Pending 318-char remark

    Show marketing remark (318 chars)

    Charming and fully furnished 2-bedroom, 1-bath bungalow, priced perfectly for you to make it your own. Features a spacious carport with room for two vehicles. Just a few blocks from Ogden Elementary and the Community Park, this home offers a convenient location that’s ideal for all. Schedule your showing today!

22. 2026-02-23
    status Active 318-char remark

    Show marketing remark (318 chars)

    Charming and fully furnished 2-bedroom, 1-bath bungalow, priced perfectly for you to make it your own. Features a spacious carport with room for two vehicles. Just a few blocks from Ogden Elementary and the Community Park, this home offers a convenient location that’s ideal for all. Schedule your showing today!

23. 2026-02-23
    price $50,000 318-char remark

    Show marketing remark (318 chars)

    Charming and fully furnished 2-bedroom, 1-bath bungalow, priced perfectly for you to make it your own. Features a spacious carport with room for two vehicles. Just a few blocks from Ogden Elementary and the Community Park, this home offers a convenient location that’s ideal for all. Schedule your showing today!

24. 2026-02-02
    status Pending 318-char remark

    Show marketing remark (318 chars)

    Charming and fully furnished 2-bedroom, 1-bath bungalow, priced perfectly for you to make it your own. Features a spacious carport with room for two vehicles. Just a few blocks from Ogden Elementary and the Community Park, this home offers a convenient location that’s ideal for all. Schedule your showing today!

25. 2025-11-20
    price $60,000 318-char remark

    Show marketing remark (318 chars)

    Charming and fully furnished 2-bedroom, 1-bath bungalow, priced perfectly for you to make it your own. Features a spacious carport with room for two vehicles. Just a few blocks from Ogden Elementary and the Community Park, this home offers a convenient location that’s ideal for all. Schedule your showing today!

26. 2025-10-29
    price $65,000 318-char remark

    Show marketing remark (318 chars)

    Charming and fully furnished 2-bedroom, 1-bath bungalow, priced perfectly for you to make it your own. Features a spacious carport with room for two vehicles. Just a few blocks from Ogden Elementary and the Community Park, this home offers a convenient location that’s ideal for all. Schedule your showing today!

27. 2025-10-15
    listed $70,000 Active 318-char remark

    Show marketing remark (318 chars)

    Charming and fully furnished 2-bedroom, 1-bath bungalow, priced perfectly for you to make it your own. Features a spacious carport with room for two vehicles. Just a few blocks from Ogden Elementary and the Community Park, this home offers a convenient location that’s ideal for all. Schedule your showing today!

28. 2001-07-01
    soldstatus $35,000

ⓘ 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: $846 · $70/mo
• Projected year-2 tax: $916 · $76/mo
• Expected delta: +$71/yr (+$6/mo · 8.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 72% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,825
• − Mortgage interest: −$3,641
• − Property taxes: −$846
• − Insurance: −$325
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$1,891
• Taxable income: $3,231
• Est. tax owed @ 24.0%: −$775
• After-tax cash flow: $3,306/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: Manhattan-Ogden
• NCES district ID: 2009180
• Math proficiency: 39% ▼ -1.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $44,001
• Composite: 35.97/100
• National rank: #4795
• State rank: #26 of 169 in KS

Livability — Ogden

• Score: 65/100
• State rank: #301
• US rank: #13306

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ogden, KS
• County: Riley County · 62,662 people
• City population: 1,696
• Metro: Manhattan, KS
• Population (ZIP): 1,696
• Household income: $68,421
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 54.0

Population outlook (Riley County) Hauer SSP2

• Today (2025): 83,656 people
• By 2030: 89,075 · +6.5%
• By 2040: 99,100 · +18.5%
• By 2050: 109,146 · +30.5%
• By 2075: 134,178 · +60.4%
• By 2100: 153,653 · +83.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 17% Black 10% Asian 6% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Lithuanian 5% Scotch-Irish 1% Romanian 1%
• Foreign-born: 6%
• Languages at home: 96% English-only · Spanish 2% Tagalog/Filipino 2%

Political lean MEDSL · Riley

• 2024 margin: Toss-up / Even · D 49.6% · R 47.8% · Other 2.5%
• 2008→2024 swing: +8.8pp toward D · 2008: -7.0pp · 2024: 1.8pp
• All cycles: 2024: D+1.8 2020: D+3.2 2016: R+4.5 2012: R+12.7 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.25%
• Current HPI: 254.8252
• Rent YoY: —
• Metro: Manhattan, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+85.7% since first listed

11 events — show timeline

• 2026-04-09 Listed $65,000 FHAOR as distributed by MLS GRID
• 2026-03-26 Sold (Public Records) — Public Records
• 2026-03-26 Sold (MLS) — FHAOR as distributed by MLS GRID
• 2026-02-26 Pending — FHAOR as distributed by MLS GRID
• 2026-02-23 Relisted — FHAOR as distributed by MLS GRID
• 2026-02-23 Price Changed $50,000 FHAOR as distributed by MLS GRID
• 2026-02-02 Pending — FHAOR as distributed by MLS GRID
• 2025-11-20 Price Changed $60,000 FHAOR as distributed by MLS GRID
• 2025-10-29 Price Changed $65,000 FHAOR as distributed by MLS GRID
• 2025-10-15 Listed $70,000 FHAOR as distributed by MLS GRID
• 2001-07-01 Sold (Public Records) $35,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $846 · +7.6% YoY. Source: county tax records.