1523 Bridge St · Humboldt, KS 66748

$84,900

2 bd · 1.5 ba · 732 sqft · SingleFamily public records · 287 Days on market

Built 1980 4.31 ac 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 +17.4/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Key facts

• Loft
• Newer addition
• 4.31 acre lot

Tags

• TREED PARK LIKE SETTING
• NEWER ADDITION
• LOFT

Property features AI

Finance

• Other: Directions available from Humboldt stop lights to 1523 Bridge St
• HOA & community: No association fees

Exterior

• Parking: Detached garage (1 car)
• Utilities: Water source: Other; Septic tank sewer
• Home design: Single family residence (manufactured/mobile); Ranch floor plan; Composition roof; Frame construction; About 41–50 years old; Approximately 1,300 above-grade living area
• Construction: Frame construction; Composition roof; Garage structures on property
• Exterior features: Property includes garages; Lot approximately 4.31 acres; Not in a flood plain

Interior

• Kitchen: Kitchen; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Propane heating; Window air conditioning units
• Interior features: Basement with other/unfinished features; Eat-in kitchen
• Laundry & utility: Laundry located off the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $64 ($771/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (2.9% below list).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#112 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, amenities F.
• Humboldt (rural): math 18% / reading 29% proficiency, ranked #148 of 169 in KS (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 11 active listings in the ZIP; 18 units permitted in Allen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($587 loan paydown + $4k appreciation (4.5% local appreciation)).
• Allen County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 287 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $43k; list at $85k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 287 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.25%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.89×
• Total profit: $21,164
• Equity at exit: $45,440

10-year hold

• IRR: 15.3%
• Equity multiple: 3.60×
• Total profit: $61,741
• Equity at exit: $76,299

Cash invested: $23,772 (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 66748

• Home prices YoY: 2.5%
• Active inventory: 11
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $824 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $64

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 87%

Sensitivity live

Price	-10% $123	-5% $94	+0% $64	+5% $35	+10% $6
Rent	-10% $-1	-5% $32	+0% $64	+5% $97	+10% $129
Rate	-1.0pp $107	-0.5pp $86	base $64	+0.5pp $42	+1.0pp $20

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $84,900 Active 287 DOM
2. 2026-06-18
   days on market $84,900 Active 285 DOM
3. 2026-06-17
   days on market $84,900 Active 284 DOM
4. 2026-06-16
   days on market $84,900 Active 283 DOM
5. 2026-06-15
   days on market $84,900 Active 282 DOM
6. 2026-06-13
   days on market $84,900 Active 280 DOM
7. 2026-06-12
   days on market $84,900 Active 279 DOM
8. 2026-06-09
   days on market $84,900 Active 276 DOM
9. 2026-06-08
   days on market $84,900 Active 275 DOM
10. 2026-06-07
    days on market $84,900 Active 274 DOM
11. 2026-06-05
    days on market $84,900 Active 272 DOM
12. 2026-06-04
    days on market $84,900 Active 270 DOM
13. 2026-06-02
    days on market $84,900 Active 269 DOM
14. 2026-06-01
    days on market $84,900 Active 268 DOM
15. 2026-05-31
    days on market $84,900 Active 267 DOM
16. 2026-05-31
    days on market $84,900 Active 266 DOM
17. 2026-03-04
    price $84,900
18. 2026-02-23
    status Active
19. 2026-01-30
    historical
20. 2025-08-13
    listed $89,000 Active
21. 2007-06-01
    soldstatus $43,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 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: $9,889
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$791
• − Management: −$791
• − Depreciation: −$2,470
• Taxable loss: −$617
• Est. tax savings @ 24.0%: +$148
• After-tax cash flow: $920/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: Humboldt
• NCES district ID: 2007590
• Math proficiency: 18% ▼ -6.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $43,599
• Composite: 20.16/100
• National rank: #8634
• State rank: #148 of 169 in KS

Livability — Humboldt

• Score: 72/100
• State rank: #112
• US rank: #6241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,864

Population outlook (Allen County) Hauer SSP2

• Today (2025): 11,885 people
• By 2030: 11,352 · -4.5%
• By 2040: 10,285 · -13.5%
• By 2050: 9,342 · -21.4%
• By 2075: 7,482 · -37.0%
• By 2100: 5,871 · -50.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 2% Asian 2% Pacific Islander 1%
• Common ancestry: Italian 4% Slovak 2% Serbian 2%
• Foreign-born: 1% · China, Canada
• Languages at home: 97% English-only · Chinese 2%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+46.1) · D 25.8% · R 72.0% · Other 2.2%
• 2008→2024 swing: -22.9pp toward R · 2008: -23.3pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+44.4 2016: R+41.0 2012: R+27.2 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.48%
• Current HPI: 180.3616
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+97.4% since first listed

5 events — show timeline

• 2026-03-04 Price Changed $84,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-23 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-01-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-08-13 Listed $89,000 Heartland MLS as Distributed by MLS Grid
• 2007-06-01 Sold (Public Records) $43,000 Public Records