409 N 6th St · Sabetha, KS 66534

$99,500

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 13 Days on market

Built 1910 9,583 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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Storage shed
• Across from park
• Near main street

Tags

• WALK-IN PANTRY
• DETACHED GARAGE
• STORAGE SHED
• ACROSS FROM PARK
• NEAR MAIN STREET

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding exterior; Block basement
• Exterior features: Composition roof; Vinyl siding; Lot approximately 0.22 acres

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Hardwood; Laminate; Carpet
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Storm windows; Full unfinished basement with block construction
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 71/100 on livability (#146 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• Zoned schools: Sabetha Elementary School (math 52% / reading 62%, grade C+, #89 of 684 statewide, top 14%, 393 students, 41% FRL); Sabetha Middle School (math 27% / reading 47%, grade F, #37 of 219 statewide, top 19%, 166 students, 32% FRL); Sabetha High School (math 34% / reading 24%, grade F, #60 of 327 statewide, top 24%, 232 students, 25% FRL).
• Market conditions: 10 active listings in the ZIP; 14 units permitted in Nemaha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Nemaha County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,500

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.09%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-4,148
• Equity at exit: $14,836

10-year hold

• IRR: 5.7%
• Equity multiple: 1.43×
• Total profit: $11,853
• Equity at exit: $8,603

Cash invested: $27,860 (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 66534

• Home prices YoY: -12.7%
• Active inventory: 10
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $188

Break-even live

Break-even rent $870

Max offer price $99,500

Occupancy floor 78%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $99,500 Active 13 DOM
2. 2026-06-17
   days on market $99,500 Active 12 DOM
3. 2026-06-16
   days on market $99,500 Active 11 DOM
4. 2026-06-15
   days on market $99,500 Active 10 DOM
5. 2026-06-13
   days on market $99,500 Active 8 DOM
6. 2026-06-12
   days on market $99,500 Active 7 DOM
7. 2026-06-09
   days on market $99,500 Active 4 DOM
8. 2026-06-08
   days on market $99,500 Active 3 DOM
9. 2026-06-07
   listed $99,500 Active 2 DOM

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 16 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: $13,297
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$2,895
• Taxable income: $711
• Est. tax owed @ 24.0%: −$171
• After-tax cash flow: $2,082/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)

No district data.

Livability — Sabetha

• Score: 71/100
• State rank: #146
• US rank: #7118

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sabetha, KS
• Population (ZIP): 3,720

Population outlook (Nemaha County) Hauer SSP2

• Today (2025): 9,969 people
• By 2030: 9,845 · -1.2%
• By 2040: 9,623 · -3.5%
• By 2050: 9,276 · -7.0%
• By 2075: 9,073 · -9.0%
• By 2100: 7,479 · -25.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Slovak 2% Iranian 2% Polish 1%
• Foreign-born: 1%
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 2% Other Indo-European 1%

Political lean MEDSL · Nemaha

• 2024 margin: Solid R (+67.0) · D 15.8% · R 82.8% · Other 1.4%
• 2008→2024 swing: -22.5pp toward R · 2008: -44.5pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+65.6 2016: R+66.7 2012: R+58.3 2008: R+44.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.37%
• Current HPI: 194.4249
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-22 Listed $99,500 Sunflower MLS as distributed by MLS GRID