945 1900 Ave · Abilene, KS 67410

$77,500

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records

Built 1970 1,320 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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4.2 Acres! So many possibilies with this property. Doublewide on a permanent foundation. It sits on 4.2 acres 2 miles out of Abilene on back top. 2 bedrooms, 1 full bath and 1 1/2 bath. 2 wells one for the house, one for livestock/garden and its on a septic. Roof was new in 2013 and many newer windows. Shop with several animal departments attached. Fenced in pasture for animals. Call Penny McDonald with Reynolds Real Estate @785-280-0885 for a showing.

Key facts

• 1,320 sq ft lot
• Built 1970

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).

Location & tenants

• Location reads 75/100 on livability (#62 in KS, #3,932 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools C-, amenities F, commute F.
• Abilene (town): math 25% / reading 40% proficiency, ranked #81 of 169 in KS (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 70 active listings in the ZIP; 26 units permitted in Dickinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $536 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Dickinson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago 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.
• Current owner paid $40k; list at $78k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,500

Questions for the listing agent

1. Built in 1970 — 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. 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.
4. 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.
5. 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: 1.40% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.71%
• DSCR: 1.92
• GRM: 6.0

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: 13.0%
• Equity multiple: 1.52×
• Total profit: $11,277
• Equity at exit: $11,556

10-year hold

• IRR: 21.9%
• Equity multiple: 2.86×
• Total profit: $40,463
• Equity at exit: $6,701

Cash invested: $21,700 (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 67410

• Home prices YoY: -16.5%
• Active inventory: 70
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$406
• Tax from tax record: −$42 /mo · $500/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $375

Break-even live

Break-even rent $608

Max offer price $77,500

Occupancy floor 60%

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   soldstatus
2. 2026-05-26
   status Pending
3. 2026-05-11
   listed $77,500
4. 2022-04-20
   soldstatus 456-char remark

   Show marketing remark (456 chars)

   4.2 Acres! So many possibilies with this property. Doublewide on a permanent foundation. It sits on 4.2 acres 2 miles out of Abilene on back top. 2 bedrooms, 1 full bath and 1 1/2 bath. 2 wells one for the house, one for livestock/garden and its on a septic. Roof was new in 2013 and many newer windows. Shop with several animal departments attached. Fenced in pasture for animals. Call Penny McDonald with Reynolds Real Estate @785-280-0885 for a showing.

5. 2021-09-10
   listed $99,000 456-char remark

   Show marketing remark (456 chars)

   4.2 Acres! So many possibilies with this property. Doublewide on a permanent foundation. It sits on 4.2 acres 2 miles out of Abilene on back top. 2 bedrooms, 1 full bath and 1 1/2 bath. 2 wells one for the house, one for livestock/garden and its on a septic. Roof was new in 2013 and many newer windows. Shop with several animal departments attached. Fenced in pasture for animals. Call Penny McDonald with Reynolds Real Estate @785-280-0885 for a showing.

6. 2006-07-01
   soldstatus $40,000
7. 2002-05-01
   soldstatus $52,900
8. 1996-10-01
   soldstatus $43,000

ⓘ 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: $500 · $42/mo
• Projected year-2 tax: $1,093 · $91/mo
• Expected delta: +$593/yr (+$49/mo · 118.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,985
• − Mortgage interest: −$4,341
• − Property taxes: −$500
• − Insurance: −$388
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$2,255
• Taxable income: $3,425
• Est. tax owed @ 24.0%: −$822
• After-tax cash flow: $3,672/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: Abilene
• NCES district ID: 2003180
• Math proficiency: 25% ▼ -7.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $50,477
• Composite: 28.26/100
• National rank: #6796
• State rank: #81 of 169 in KS

Livability — Abilene

• Score: 75/100
• State rank: #62
• US rank: #3932

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,177

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3% German/W. Germanic 1%

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: ▼ -31.84%
• Current HPI: 161.2453
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+80.2% since first listed

8 events — show timeline

• 2026-06-18 Sold (MLS) — FHAOR as distributed by MLS GRID
• 2026-05-26 Pending — FHAOR as distributed by MLS GRID
• 2026-05-11 Listed $77,500 FHAOR as distributed by MLS GRID
• 2022-04-20 Sold (MLS) — FHAOR as distributed by MLS GRID
• 2021-09-10 Listed $99,000 FHAOR as distributed by MLS GRID
• 2006-07-01 Sold (Public Records) $40,000 Public Records
• 2002-05-01 Sold (Public Records) $52,900 Public Records
• 1996-10-01 Sold (Public Records) $43,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $500 · +2.7% YoY. Source: county tax records.