321 W Violet Ave · Potwin, KS 67123

$67,000

1 bd · 1.0 ba · 623 sqft · SingleFamily public records · 28 Days on market

Built 1918 7,405 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 +26.0/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Appreciation +5.3/10.0
• Schools +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• New plumbing system
• New hot water tank
• Window a/c unit

Tags

• DETACHED GARAGE
• NEW PLUMBING SYSTEM
• COMPLETE ELECTRICAL REWIRE
• NEW HOT WATER TANK
• WINDOW A/C UNIT

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Sewer available; Natural gas available
• Home design: Single-family onsite built home
• Exterior features: One-level layout; Crawl space foundation; Composition roof

Interior

• Kitchen: Includes dishwasher, refrigerator, and range
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heat; Wall/window air conditioning units
• Interior features: Dishwasher, Refrigerator, Range; No basement
• Laundry & utility: Laundry in a separate room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($778 rent vs $67k).
• Recommended offer: $66k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#555 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: employment D, crime F, amenities F.
• Remington-Whitewater (rural): math 36% / reading 42% proficiency, ranked #31 of 169 in KS (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Remington Elementary At Potwin (math 54% / reading 54%, grade C, #107 of 684 statewide, top 18%, 198 students, 38% FRL); Remington Middle School (math 32% / reading 42%, grade F, #37 of 219 statewide, top 19%, 142 students, 43% FRL); Frederic Remington High (math 10% / reading 10%, grade F, #289 of 327 statewide, top 93%, 148 students, 32% FRL).
• Market conditions: 2 active listings in the ZIP; 235 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $868 of equity ($463 loan paydown + $405 appreciation (0.6% local appreciation)).
• At projected returns (0.6% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,995 (1.5% below list)

Questions for the listing agent

1. Built in 1918 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.16% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.57×
• Total profit: $10,652
• Equity at exit: $21,507

10-year hold

• IRR: 15.6%
• Equity multiple: 2.82×
• Total profit: $34,064
• Equity at exit: $27,552

Cash invested: $18,760 (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 67123

• Home prices YoY: 0.3%
• Active inventory: 2
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $778 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$68 /mo · $813/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $168

Break-even live

Break-even rent $566

Max offer price $67,000

Occupancy floor 73%

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $67,000 Active 28 DOM
2. 2026-06-17
   days on market $67,000 Active 27 DOM
3. 2026-06-16
   days on market $67,000 Active 26 DOM
4. 2026-06-15
   days on market $67,000 Active 25 DOM
5. 2026-06-14
   pricedays on market $67,000 Active 23 DOM
6. 2026-06-10
   days on market $70,000 Active 20 DOM
7. 2026-06-09
   days on market $70,000 Active 19 DOM
8. 2026-06-08
   days on market $70,000 Active 18 DOM
9. 2026-06-07
   days on market $70,000 Active 17 DOM
10. 2026-06-03
    days on market $70,000 Active 13 DOM
11. 2026-06-02
    days on market $70,000 Active 12 DOM
12. 2026-06-01
    days on market $70,000 Active 11 DOM
13. 2026-05-31
    days on market $70,000 Active 10 DOM
14. 2026-05-30
    days on market $70,000 Active 9 DOM
15. 2026-05-21
    listed $70,000 Active
16. 2006-12-14
    soldstatus

ⓘ 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: $813 · $68/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$131/yr (+$11/mo · 16.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,338
• − Mortgage interest: −$3,753
• − Property taxes: −$813
• − Insurance: −$335
• − Repairs & maintenance: −$747
• − Management: −$747
• − Depreciation: −$1,949
• Taxable income: $993
• Est. tax owed @ 24.0%: −$238
• After-tax cash flow: $1,774/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: Remington-Whitewater
• NCES district ID: 2006240
• Math proficiency: 36% ▲ 4.00%
• Reading proficiency: 42% ▲ 4.00%
• Median HH income: $58,876
• Composite: 34.5/100
• National rank: #5179
• State rank: #31 of 169 in KS

Livability — Potwin

• Score: 56/100
• State rank: #555
• US rank: #22849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Potwin, KS
• Population (ZIP): 783

Population outlook (Butler County) Hauer SSP2

• Today (2025): 69,002 people
• By 2030: 69,822 · +1.2%
• By 2040: 70,461 · +2.1%
• By 2050: 69,940 · +1.4%
• By 2075: 68,666 · -0.5%
• By 2100: 63,071 · -8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 13% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Italian 2% Scotch-Irish 2%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+41.2) · D 28.4% · R 69.6% · Other 2.0%
• 2008→2024 swing: -8.9pp toward R · 2008: -32.3pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+41.5 2016: R+45.4 2012: R+41.8 2008: R+32.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.61%
• Current HPI: 206.1936
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-21 Listed $70,000 SCKMLS as Distributed by MLS Grid
• 2006-12-14 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $813 · +4.5% YoY. Source: county tax records.