413 W Elm St. St · Hill City, KS 67642

$96,000

2 bd · 2.0 ba · 1,254 sqft · SingleFamily public records · 96 Days on market

Built 1955 10,500 sqft 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 +21.5/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Charming 1955 Home in Hill City, KS – Fully Furnished & Move~In Ready!! Step into comfort and character with this beautifully maintained 2~bedroom, 2~bath home that blends vintage charm with modern updates: • 2 Bedrooms, including a master suite • 2 Bathrooms, including a master bath • Central AC/HT for year~round comfort • All appliances and washer/dryer included • Enclosed porch with a cozy TV area—perfect for relaxing or entertaining • Beautifully kept yard with a storage shed • Durable Malarkey shingles for long~lasting roof protection • Sprinkler system in both front and back yards for easy maintenance This home is ideal for anyone looking for a peaceful, ready~to~enjoy property in a friendly neighborhood. Whether you`re starting out, downsizing, or looking for a turnkey rental, this one has it all. Call Tammy Riedel at 785~769~6100 to schedule your private showing today!! Under Contract, Please bring back up offers. ..

Key facts

• New wiring
• Fresh paint
• Large backyard

Tags

• ELECTRIC HEAT PUMP HEATING
• NEW WIRING
• FRESH PAINT
• ENCLOSED PORCH
• LARGE BACKYARD
• STORAGE SHED

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Residential property; Entry level 1
• Construction: Composition roof
• Exterior features: Covered patio/porch; Fenced yard

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range/Oven; Refrigerator; Water softener
• Bedrooms: 2 main level bedrooms
• Heating & cooling: Heat pump heating
• Interior features: Eat-in kitchen; Window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $87k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#172 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Graham County (rural): math 18% / reading 27% proficiency, ranked #251 of 280 in KS (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($664 loan paydown + $6k appreciation (6.8% local appreciation)).
• Graham County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 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 96 days — a 9% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,360 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 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 1955 — 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: 1.06% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.54×
• Total profit: $41,322
• Equity at exit: $65,066

10-year hold

• IRR: 20.9%
• Equity multiple: 5.22×
• Total profit: $113,449
• Equity at exit: $122,298

Cash invested: $26,880 (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 67642

• Home prices YoY: 3.6%
• Active inventory: 6
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,022 medium
• Mortgage (P&I): −$503
• Tax est. 1.5%: −$120 /mo · $1,440/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $144

Break-even live

Break-even rent $840

Max offer price $96,000

Occupancy floor 81%

Sensitivity live

Price	-10% $210	-5% $177	+0% $144	+5% $111	+10% $77
Rent	-10% $63	-5% $103	+0% $144	+5% $184	+10% $224
Rate	-1.0pp $192	-0.5pp $168	base $144	+0.5pp $119	+1.0pp $94

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-31
   statusdays on market $96,000 Pending 96 DOM
2. 2026-04-01
   historical Active Under Contract
3. 2026-02-23
   listed $96,000 Active
4. 2026-01-09
   soldstatus Closed 1002-char remark

   Show marketing remark (1002 chars)

   Charming 1955 Home in Hill City, KS – Fully Furnished & Move~In Ready!! Step into comfort and character with this beautifully maintained 2~bedroom, 2~bath home that blends vintage charm with modern updates: • 2 Bedrooms, including a master suite • 2 Bathrooms, including a master bath • Central AC/HT for year~round comfort • All appliances and washer/dryer included • Enclosed porch with a cozy TV area—perfect for relaxing or entertaining • Beautifully kept yard with a storage shed • Durable Malarkey shingles for long~lasting roof protection • Sprinkler system in both front and back yards for easy maintenance This home is ideal for anyone looking for a peaceful, ready~to~enjoy property in a friendly neighborhood. Whether you`re starting out, downsizing, or looking for a turnkey rental, this one has it all. Call Tammy Riedel at 785~769~6100 to schedule your private showing today!! Under Contract, Please bring back up offers. ..

5. 2026-01-08
   status Pending 1002-char remark

   Show marketing remark (1002 chars)

   Charming 1955 Home in Hill City, KS – Fully Furnished & Move~In Ready!! Step into comfort and character with this beautifully maintained 2~bedroom, 2~bath home that blends vintage charm with modern updates: • 2 Bedrooms, including a master suite • 2 Bathrooms, including a master bath • Central AC/HT for year~round comfort • All appliances and washer/dryer included • Enclosed porch with a cozy TV area—perfect for relaxing or entertaining • Beautifully kept yard with a storage shed • Durable Malarkey shingles for long~lasting roof protection • Sprinkler system in both front and back yards for easy maintenance This home is ideal for anyone looking for a peaceful, ready~to~enjoy property in a friendly neighborhood. Whether you`re starting out, downsizing, or looking for a turnkey rental, this one has it all. Call Tammy Riedel at 785~769~6100 to schedule your private showing today!! Under Contract, Please bring back up offers. ..

6. 2025-11-24
   historical Active Under Contract 1002-char remark

   Show marketing remark (1002 chars)

   Charming 1955 Home in Hill City, KS – Fully Furnished & Move~In Ready!! Step into comfort and character with this beautifully maintained 2~bedroom, 2~bath home that blends vintage charm with modern updates: • 2 Bedrooms, including a master suite • 2 Bathrooms, including a master bath • Central AC/HT for year~round comfort • All appliances and washer/dryer included • Enclosed porch with a cozy TV area—perfect for relaxing or entertaining • Beautifully kept yard with a storage shed • Durable Malarkey shingles for long~lasting roof protection • Sprinkler system in both front and back yards for easy maintenance This home is ideal for anyone looking for a peaceful, ready~to~enjoy property in a friendly neighborhood. Whether you`re starting out, downsizing, or looking for a turnkey rental, this one has it all. Call Tammy Riedel at 785~769~6100 to schedule your private showing today!! Under Contract, Please bring back up offers. ..

7. 2025-10-13
   listed $92,000 Active 1002-char remark

   Show marketing remark (1002 chars)

   Charming 1955 Home in Hill City, KS – Fully Furnished & Move~In Ready!! Step into comfort and character with this beautifully maintained 2~bedroom, 2~bath home that blends vintage charm with modern updates: • 2 Bedrooms, including a master suite • 2 Bathrooms, including a master bath • Central AC/HT for year~round comfort • All appliances and washer/dryer included • Enclosed porch with a cozy TV area—perfect for relaxing or entertaining • Beautifully kept yard with a storage shed • Durable Malarkey shingles for long~lasting roof protection • Sprinkler system in both front and back yards for easy maintenance This home is ideal for anyone looking for a peaceful, ready~to~enjoy property in a friendly neighborhood. Whether you`re starting out, downsizing, or looking for a turnkey rental, this one has it all. Call Tammy Riedel at 785~769~6100 to schedule your private showing today!! Under Contract, Please bring back up offers. ..

ⓘ 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 ≥104°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: $12,261
• − Mortgage interest: −$5,377
• − Property taxes: −$1,440
• − Insurance: −$480
• − Repairs & maintenance: −$981
• − Management: −$981
• − Depreciation: −$2,793
• Taxable income: $209
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $1,675/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: Graham County
• NCES district ID: 2007260
• Math proficiency: 18% ▲ 3.00%
• Reading proficiency: 27% ▲ 6.00%
• Median HH income: $42,902
• Composite: 22.43/100
• National rank: #13471
• State rank: #251 of 280 in KS

Livability — Hill City

• Score: 70/100
• State rank: #172
• US rank: #8068

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hill City, KS
• City population: 1,779
• Population (ZIP): 1,779

Population outlook (Graham County) Hauer SSP2

• Today (2025): 2,510 people
• By 2030: 2,458 · -2.1%
• By 2040: 2,399 · -4.4%
• By 2050: 2,403 · -4.3%
• By 2075: 2,658 · +5.9%
• By 2100: 2,880 · +14.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 4% Black 2% Asian 2%
• Common ancestry: Lithuanian 6% Serbian 3% Iranian 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Graham

• 2024 margin: Solid R (+65.7) · D 16.3% · R 82.0% · Other 1.7%
• 2008→2024 swing: -14.0pp toward R · 2008: -51.6pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+63.8 2016: R+65.5 2012: R+60.4 2008: R+51.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.77%
• Current HPI: 193.775
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+4.3% since first listed

6 events — show timeline

• 2026-04-01 Contingent — Hays MLS
• 2026-02-23 Listed $96,000 Hays MLS
• 2026-01-09 Sold (MLS) — Hays MLS
• 2026-01-08 Pending — Hays MLS
• 2025-11-24 Contingent — Hays MLS
• 2025-10-13 Listed $92,000 Hays MLS