308 N C St · Herington, KS 67449

$29,900

2 bd · 1.0 ba · 940 sqft · SingleFamily public records · 158 Days on market

Built 1950 10,153 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
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Handyman Special! Two bedrooms and Bath home has a fenced in yard. Call Karon at Karon's Real Estate for a showing 785-258-2900

Key facts

• Fenced in yard
• 0.23 acre lot
• Built 1950

Tags

• FENCED IN YARD

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Home design: Single-family residence; Residential property
• Construction: Built with unknown construction materials
• Exterior features: Chain link fencing; Gravel road access

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas forced-air heating
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($886 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#170 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools F, amenities F.
• Herington (rural): math 28% / reading 33% proficiency, ranked #100 of 169 in KS (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 26 units permitted in Dickinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $265 of equity ($207 loan paydown + $58 appreciation (0.2% local appreciation)).
• Dickinson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $16k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 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 1950 — 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: 2.96% ✓
• Cap rate: 26.58%
• Cash-on-cash: 72.45%
• DSCR: 4.22
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 74.7%
• Equity multiple: 4.77×
• Total profit: $31,595
• Equity at exit: $8,972

10-year hold

• IRR: 76.3%
• Equity multiple: 9.75×
• Total profit: $73,220
• Equity at exit: $11,018

Cash invested: $8,372 (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 67449

• Home prices YoY: 0.1%
• Active inventory: 29
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $886 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$25 /mo · $302/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $505

Break-even live

Break-even rent $246

Max offer price $29,900

Occupancy floor 38%

Sensitivity live

Price	-10% $522	-5% $514	+0% $505	+5% $497	+10% $489
Rent	-10% $435	-5% $470	+0% $505	+5% $540	+10% $575
Rate	-1.0pp $520	-0.5pp $513	base $505	+0.5pp $498	+1.0pp $490

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $29,900 Active 158 DOM
2. 2026-06-21
   days on market $29,900 Active 157 DOM
3. 2026-06-18
   days on market $29,900 Active 155 DOM
4. 2026-06-17
   days on market $29,900 Active 154 DOM
5. 2026-06-16
   days on market $29,900 Active 153 DOM
6. 2026-06-15
   days on market $29,900 Active 152 DOM
7. 2026-06-13
   days on market $29,900 Active 150 DOM
8. 2026-06-12
   days on market $29,900 Active 149 DOM
9. 2026-06-09
   days on market $29,900 Active 146 DOM
10. 2026-06-09
    price $29,900 Active 145 DOM
11. 2026-06-08
    days on market $39,500 Active 145 DOM
12. 2026-06-07
    days on market $39,500 Active 144 DOM
13. 2026-06-05
    days on market $39,500 Active 142 DOM
14. 2026-06-04
    days on market $39,500 Active 140 DOM
15. 2026-06-02
    days on market $39,500 Active 139 DOM
16. 2026-06-01
    days on market $39,500 Active 138 DOM
17. 2026-05-31
    days on market $39,500 Active 137 DOM
18. 2026-05-31
    days on market $39,500 Active 136 DOM
19. 2026-02-03
    price $39,500
20. 2026-01-08
    listed $46,000 Active
21. 2023-06-08
    soldstatus Closed 127-char remark

    Show marketing remark (127 chars)

    Handyman Special! Two bedrooms and Bath home has a fenced in yard. Call Karon at Karon's Real Estate for a showing 785-258-2900

22. 2023-05-08
    status Pending 127-char remark

    Show marketing remark (127 chars)

    Handyman Special! Two bedrooms and Bath home has a fenced in yard. Call Karon at Karon's Real Estate for a showing 785-258-2900

23. 2023-04-28
    listed $12,000 Active 127-char remark

    Show marketing remark (127 chars)

    Handyman Special! Two bedrooms and Bath home has a fenced in yard. Call Karon at Karon's Real Estate for a showing 785-258-2900

24. 1996-11-01
    soldstatus $27,694
25. 1987-11-01
    soldstatus $11,000

ⓘ 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: $302 · $25/mo
• Projected year-2 tax: $422 · $35/mo
• Expected delta: +$120/yr (+$10/mo · 39.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,630
• − Mortgage interest: −$1,675
• − Property taxes: −$302
• − Insurance: −$150
• − Repairs & maintenance: −$850
• − Management: −$850
• − Depreciation: −$870
• Taxable income: $5,934
• Est. tax owed @ 24.0%: −$1,424
• After-tax cash flow: $4,641/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: Herington
• NCES district ID: 2007110
• Math proficiency: 28% ▼ -1.00%
• Reading proficiency: 33% ▼ -2.00%
• Median HH income: $39,012
• Composite: 25.55/100
• National rank: #7429
• State rank: #100 of 169 in KS

Livability — Herington

• Score: 70/100
• State rank: #170
• US rank: #8052

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Herington, KS
• Population (ZIP): 2,756

Population outlook (Dickinson County) Hauer SSP2

• Today (2025): 18,727 people
• By 2030: 18,312 · -2.2%
• By 2040: 17,433 · -6.9%
• By 2050: 16,493 · -11.9%
• By 2075: 14,441 · -22.9%
• By 2100: 11,707 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 0% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Dickinson

• 2024 margin: Solid R (+55.0) · D 21.8% · R 76.7% · Other 1.5%
• 2008→2024 swing: -12.8pp toward R · 2008: -42.2pp · 2024: -55.0pp
• All cycles: 2024: R+55.0 2020: R+54.1 2016: R+54.0 2012: R+47.7 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.19%
• Current HPI: 146.5368
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+259.1% since first listed

7 events — show timeline

• 2026-02-03 Price Changed $39,500 FHAOR as distributed by MLS GRID
• 2026-01-08 Listed $46,000 FHAOR as distributed by MLS GRID
• 2023-06-08 Sold (MLS) — FHAOR as distributed by MLS GRID
• 2023-05-08 Pending — FHAOR as distributed by MLS GRID
• 2023-04-28 Listed $12,000 FHAOR as distributed by MLS GRID
• 1996-11-01 Sold (Public Records) $27,694 Public Records
• 1987-11-01 Sold (Public Records) $11,000 Public Records

Property tax history

-8.7%/yr

Latest (2025): $302 · -66.8% YoY. Source: county tax records.