122 W 19th St · Harper, KS 67058

$65,000

2 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 156 Days on market

Built 1949 0.32 ac 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 +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Key facts

• 0.32 acre lot
• Built 1949
• Listed 156 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Asbestos construction material
• Exterior features: Composition roof; Lot dimensions approximately 78 x 150; Lot size about 0.32 acres; Zoned NC.1 / R-1

Interior

• Bedrooms: 3 main-level bedrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Full basement; Total of 8 rooms

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 $338 ($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: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#106 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D-, amenities F.
• Chaparral Schools (rural): math 29% / reading 29% proficiency, ranked #110 of 169 in KS (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 active listings in the ZIP; 6 units permitted in Harper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($449 loan paydown + $4k appreciation (5.4% local appreciation)).
• Harper County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $44k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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 1949 — 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: 12.53%
• Cash-on-cash: 22.28%
• DSCR: 1.99
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.0%
• Equity multiple: 3.08×
• Total profit: $37,946
• Equity at exit: $38,360

10-year hold

• IRR: 31.1%
• Equity multiple: 6.25×
• Total profit: $95,494
• Equity at exit: $67,501

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 67058

• Home prices YoY: 3.2%
• Active inventory: 15
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $985 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$72 /mo · $867/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $338

Break-even live

Break-even rent $557

Max offer price $65,000

Occupancy floor 61%

Sensitivity live

Price	-10% $375	-5% $356	+0% $338	+5% $319	+10% $301
Rent	-10% $260	-5% $299	+0% $338	+5% $377	+10% $416
Rate	-1.0pp $371	-0.5pp $354	base $338	+0.5pp $321	+1.0pp $304

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 23 events

1. 2026-06-21
   days on market $65,000 Active 156 DOM
2. 2026-06-18
   days on market $65,000 Active 154 DOM
3. 2026-06-17
   days on market $65,000 Active 153 DOM
4. 2026-06-16
   days on market $65,000 Active 152 DOM
5. 2026-06-15
   days on market $65,000 Active 151 DOM
6. 2026-06-13
   days on market $65,000 Active 149 DOM
7. 2026-06-12
   days on market $65,000 Active 148 DOM
8. 2026-06-09
   days on market $65,000 Active 145 DOM
9. 2026-06-08
   days on market $65,000 Active 144 DOM
10. 2026-06-07
    days on market $65,000 Active 143 DOM
11. 2026-06-05
    days on market $65,000 Active 141 DOM
12. 2026-06-04
    days on market $65,000 Active 139 DOM
13. 2026-06-02
    days on market $65,000 Active 138 DOM
14. 2026-06-01
    price $65,000 Active 137 DOM
15. 2026-06-01
    days on market $65,500 Active 137 DOM
16. 2026-05-31
    days on market $65,500 Active 136 DOM
17. 2026-05-31
    days on market $65,500 Active 135 DOM
18. 2026-04-20
    price $65,500
19. 2026-03-07
    price $67,500
20. 2026-02-17
    price $68,250
21. 2026-01-28
    price $68,500
22. 2026-01-15
    listed $69,000 Active
23. 2008-07-01
    soldstatus $43,900

ⓘ 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: $867 · $72/mo
• Projected year-2 tax: $916 · $76/mo
• Expected delta: +$49/yr (+$4/mo · 5.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,820
• − Mortgage interest: −$3,641
• − Property taxes: −$867
• − Insurance: −$325
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$1,891
• Taxable income: $3,204
• Est. tax owed @ 24.0%: −$769
• After-tax cash flow: $3,286/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: Chaparral Schools
• NCES district ID: 2003390
• Math proficiency: 29% ▼ -2.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $42,329
• Composite: 24.65/100
• National rank: #7624
• State rank: #110 of 169 in KS

Livability — Harper

• Score: 72/100
• State rank: #106
• US rank: #6084

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harper, KS
• Population (ZIP): 1,893

Population outlook (Harper County) Hauer SSP2

• Today (2025): 5,360 people
• By 2030: 5,133 · -4.2%
• By 2040: 4,802 · -10.4%
• By 2050: 4,589 · -14.4%
• By 2075: 4,239 · -20.9%
• By 2100: 3,881 · -27.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Serbian 3% Lithuanian 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Harper

• 2024 margin: Solid R (+64.0) · D 17.1% · R 81.1% · Other 1.8%
• 2008→2024 swing: -18.8pp toward R · 2008: -45.2pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+63.8 2016: R+62.2 2012: R+50.8 2008: R+45.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.38%
• Current HPI: 170.8977
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+49.2% since first listed

6 events — show timeline

• 2026-04-20 Price Changed $65,500 Hays MLS
• 2026-03-07 Price Changed $67,500 Hays MLS
• 2026-02-17 Price Changed $68,250 Hays MLS
• 2026-01-28 Price Changed $68,500 Hays MLS
• 2026-01-15 Listed $69,000 Hays MLS
• 2008-07-01 Sold (Public Records) $43,900 Public Records

Property tax history

-2.5%/yr

Latest (2025): $867 · -23.5% YoY. Source: county tax records.