145 N Ohio · Benton, KS 67017

$123,000

2 bd · 1.0 ba · 973 sqft · SingleFamily public records

Built 1959 10,018 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.23 acre lot
• Built 1959

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $123k).

Location & tenants

• Location reads 72/100 on livability (#117 in KS) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Circle (rural): math 33% / reading 45% proficiency, ranked #28 of 169 in KS (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Circle Greenwich Elementary (math 57% / reading 67%, grade B, #59 of 684 statewide, top 9%, 332 students, 21% FRL); Circle Middle School (math 17% / reading 33%, grade F, #108 of 219 statewide, top 50%, 303 students, 32% FRL); Circle High (math 17% / reading 32%, grade F, #105 of 327 statewide, top 49%, 600 students, 31% FRL).
• Market conditions: 15 active listings in the ZIP; 235 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $850 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k 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.
• 4 sale attempts since 10y 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 $65k; list at $123k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $123,000

Questions for the listing agent

1. Built in 1959 — 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: 1.51% ✓
• Cap rate: 12.44%
• Cash-on-cash: 21.94%
• DSCR: 1.98
• GRM: 5.5

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: 14.6%
• Equity multiple: 1.59×
• Total profit: $20,196
• Equity at exit: $18,340

10-year hold

• IRR: 23.4%
• Equity multiple: 3.01×
• Total profit: $69,321
• Equity at exit: $10,635

Cash invested: $34,440 (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 67017

• Home prices YoY: -7.7%
• Active inventory: 15
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,863 medium
• Mortgage (P&I): −$645
• Tax from tax record: −$145 /mo · $1,745/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $630

Break-even live

Break-even rent $1,065

Max offer price $123,000

Occupancy floor 61%

Sensitivity live

Price	-10% $699	-5% $664	+0% $630	+5% $595	+10% $560
Rent	-10% $483	-5% $556	+0% $630	+5% $703	+10% $777
Rate	-1.0pp $692	-0.5pp $661	base $630	+0.5pp $598	+1.0pp $565

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-17
   listed $123,000
2. 2026-04-17
   historical
3. 2022-03-15
   soldstatus
4. 2022-02-13
   historical
5. 2022-02-03
   listed $95,000
6. 2016-11-22
   soldstatus $65,000
7. 2016-06-21
   listed $69,900
8. 2016-05-26
   historical
9. 2016-04-18
   listed $69,900
10. 2001-07-06
    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: $1,745 · $145/mo
• Projected year-2 tax: $1,745 · $145/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,350
• − Mortgage interest: −$6,890
• − Property taxes: −$1,745
• − Insurance: −$615
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − Depreciation: −$3,578
• Taxable income: $5,946
• Est. tax owed @ 24.0%: −$1,427
• After-tax cash flow: $6,129/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: Circle
• NCES district ID: 2012300
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $64,703
• Composite: 35.03/100
• National rank: #5039
• State rank: #28 of 169 in KS

Livability — Benton

• Score: 72/100
• State rank: #117
• US rank: #6319

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benton, KS
• Population (ZIP): 2,058

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 12% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 5% Lithuanian 3% Iranian 3%
• Foreign-born: 11% · Canada, China
• Languages at home: 87% English-only · Spanish 10% Chinese 4%

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: ▼ -19.05%
• Current HPI: 228.1423
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+76.0% since first listed

10 events — show timeline

• 2026-04-17 Listed $123,000 SCKMLS as Distributed by MLS Grid
• 2026-04-17 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2022-03-15 Sold (Public Records) — Public Records
• 2022-02-13 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2022-02-03 Listed $95,000 SCKMLS as Distributed by MLS Grid
• 2016-11-22 Sold (Public Records) $65,000 Public Records
• 2016-06-21 Listed $69,900 SCKMLS as Distributed by MLS Grid
• 2016-05-26 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2016-04-18 Listed $69,900 SCKMLS as Distributed by MLS Grid
• 2001-07-06 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,745 · +1.3% YoY. Source: county tax records.