324 W 15th St · Horton, KS 66439

$60,000

1 bd · 1.0 ba · 770 sqft · SingleFamily public records · 28 Days on market

Built 1920 41,250 ac lot Est $50k · 20% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Appreciation +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0

Key facts

• New carpet
• New paint
• New roof

Tags

• NEW ROOF
• NEW CARPET
• NEW PAINT

Property features AI

Finance

• Other: Lot size reported in public records
• HOA & community: No association fees; No maintenance provided

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential bungalow; Facing direction not specified; Entry level: Main
• Construction: Shingle siding and stone & frame exterior; Composition roof; Approximately 101+ years old
• Exterior features: Property not in a flood plain; Large lot (public records)

Interior

• Kitchen: Kitchen on the main level with linoleum flooring
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet in main living areas; Linoleum in kitchen and one bathroom
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Wall furnace heating; Window air conditioning unit(s)
• Interior features: Living room and dining room with wall-to-wall carpet; Bungalow floor plan; Unfinished partial basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($825 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#177 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools F, amenities F.
• South Brown County (rural): math 28% / reading 26% proficiency, ranked #132 of 169 in KS (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 16 active listings in the ZIP; 2 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $25 of equity ($415 loan paydown + $-390 appreciation (-0.7% local appreciation)).
• Brown County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 5 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 $4k; list at $60k implies a 1400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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 F-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: 1.38% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.85%
• DSCR: 1.84
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $50,050
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
934 3rd Ave W	0.39mi	2/1.0 (+1)	840 (+9%)	5mo	$55,000	$65	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 1.79×
• Total profit: $13,242
• Equity at exit: $15,497

10-year hold

• IRR: 22.2%
• Equity multiple: 3.32×
• Total profit: $39,048
• Equity at exit: $17,154

Cash invested: $16,800 (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 66439

• Home prices YoY: -0.3%
• Active inventory: 16
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$48 /mo · $580/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $264

Break-even live

Break-even rent $491

Max offer price $60,000

Occupancy floor 63%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $60,000 Active 28 DOM
2. 2026-06-17
   days on market $60,000 Active 27 DOM
3. 2026-06-16
   days on market $60,000 Active 26 DOM
4. 2026-06-15
   days on market $60,000 Active 25 DOM
5. 2026-06-13
   days on market $60,000 Active 23 DOM
6. 2026-06-12
   days on market $60,000 Active 22 DOM
7. 2026-06-09
   days on market $60,000 Active 19 DOM
8. 2026-06-08
   days on market $60,000 Active 18 DOM
9. 2026-06-07
   days on market $60,000 Active 17 DOM
10. 2026-06-05
    days on market $60,000 Active 15 DOM
11. 2026-06-04
    days on market $60,000 Active 13 DOM
12. 2026-06-02
    days on market $60,000 Active 12 DOM
13. 2026-06-01
    days on market $60,000 Active 11 DOM
14. 2026-05-31
    days on market $60,000 Active 10 DOM
15. 2026-05-31
    days on market $60,000 Active 9 DOM
16. 2026-05-21
    listed $60,000 Active
17. 2023-09-30
    historical
18. 2023-08-11
    price $25,000
19. 2023-05-03
    listed $29,500 Active
20. 2022-11-01
    historical
21. 2022-10-05
    price $35,900
22. 2022-08-29
    listed $39,900 Active
23. 2022-07-14
    historical
24. 2022-02-15
    listed $39,000
25. 2021-10-13
    soldstatus
26. 2021-07-06
    listed $17,500
27. 2016-11-18
    soldstatus
28. 1991-07-01
    soldstatus
29. 1987-10-01
    soldstatus $4,000

ⓘ 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: $580 · $48/mo
• Projected year-2 tax: $846 · $70/mo
• Expected delta: +$266/yr (+$22/mo · 46.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥109°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: $9,902
• − Mortgage interest: −$3,361
• − Property taxes: −$580
• − Insurance: −$300
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$1,745
• Taxable income: $2,332
• Est. tax owed @ 24.0%: −$560
• After-tax cash flow: $2,608/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: South Brown County
• NCES district ID: 2007470
• Math proficiency: 28% ▲ 4.00%
• Reading proficiency: 26% ▲ 1.00%
• Median HH income: $38,473
• Composite: 22.63/100
• National rank: #8063
• State rank: #132 of 169 in KS

Livability — Horton

• Score: 69/100
• State rank: #177
• US rank: #8157

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Horton, KS
• Population (ZIP): 2,585

Population outlook (Brown County) Hauer SSP2

• Today (2025): 9,357 people
• By 2030: 9,119 · -2.5%
• By 2040: 8,629 · -7.8%
• By 2050: 8,188 · -12.5%
• By 2075: 7,138 · -23.7%
• By 2100: 5,586 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 66% Native American 18% Hispanic / Latino 11% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 5% Iranian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+47.9) · D 25.0% · R 73.0% · Other 2.0%
• 2008→2024 swing: -9.8pp toward R · 2008: -38.1pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+48.2 2016: R+50.8 2012: R+44.0 2008: R+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.65%
• Current HPI: 208.4621
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1400.0% since first listed

14 events — show timeline

• 2026-05-21 Listed $60,000 Heartland MLS as Distributed by MLS Grid
• 2023-09-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-08-11 Price Changed $25,000 Heartland MLS as Distributed by MLS Grid
• 2023-05-03 Listed $29,500 Heartland MLS as Distributed by MLS Grid
• 2022-11-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-10-05 Price Changed $35,900 Heartland MLS as Distributed by MLS Grid
• 2022-08-29 Listed $39,900 Heartland MLS as Distributed by MLS Grid
• 2022-07-14 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-02-15 Listed $39,000 Heartland MLS as Distributed by MLS Grid
• 2021-10-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-07-06 Listed $17,500 Heartland MLS as Distributed by MLS Grid
• 2016-11-18 Sold (Public Records) — Public Records
• 1991-07-01 Sold (Public Records) — Public Records
• 1987-10-01 Sold (Public Records) $4,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $580 · +21.1% YoY. Source: county tax records.