205 S Cole St · Lindsborg, KS 67456

$62,500

2 bd · 2.0 ba · 840 sqft · SingleFamily public records

Built 1900 0.33 ac 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 +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute bungalow with large yard and new basement. Convenient location! Sold before input.

Key facts

• 0.33 acre lot
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($859 rent vs $62k).

Location & tenants

• Location reads 76/100 on livability (#55 in KS, #3,742 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F.
• Smoky Valley (town): math 29% / reading 40% proficiency, ranked #58 of 169 in KS (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Soderstrom Elem (math 57% / reading 52%, grade C, #107 of 684 statewide, top 18%, 321 students, 35% FRL); Smoky Valley Middle School (math 23% / reading 37%, grade F, #64 of 219 statewide, top 32%, 246 students, 37% FRL); Smoky Valley High (math 12% / reading 32%, grade F, #165 of 327 statewide, top 55%, 253 students, 33% FRL) — zoned schools average 35% FRL vs 19% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 44 active listings in the ZIP; 102 units permitted in McPherson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $432 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• McPherson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~8 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 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 $14k; list at $62k implies a 331% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,500

Questions for the listing agent

1. Built in 1900 — 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: 1.37% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.71%
• DSCR: 1.74
• GRM: 6.1

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: 7.9%
• Equity multiple: 1.31×
• Total profit: $5,406
• Equity at exit: $9,319

10-year hold

• IRR: 17.2%
• Equity multiple: 2.41×
• Total profit: $24,752
• Equity at exit: $5,404

Cash invested: $17,500 (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 67456

• Home prices YoY: -33.7%
• Active inventory: 44
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $859 medium
• Mortgage (P&I): −$328
• Tax from tax record: −$81 /mo · $976/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $244

Break-even live

Break-even rent $551

Max offer price $62,500

Occupancy floor 67%

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2025-09-12
   price $62,000 88-char remark

   Show marketing remark (88 chars)

   Cute bungalow with large yard and new basement. Convenient location! Sold before input.

2. 2025-09-11
   listed $62,500 88-char remark

   Show marketing remark (88 chars)

   Cute bungalow with large yard and new basement. Convenient location! Sold before input.

3. 2025-09-11
   historical 88-char remark

   Show marketing remark (88 chars)

   Cute bungalow with large yard and new basement. Convenient location! Sold before input.

4. 2025-09-11
   listed $62,500

   Show marketing remark (88 chars)

   Cute bungalow with large yard and new basement. Convenient location! Sold before input.

5. 2025-09-11
   historical

   Show marketing remark (88 chars)

   Cute bungalow with large yard and new basement. Convenient location! Sold before input.

6. 1985-06-01
   soldstatus $14,500

ⓘ 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: $976 · $81/mo
• Projected year-2 tax: $976 · $81/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,311
• − Mortgage interest: −$3,501
• − Property taxes: −$976
• − Insurance: −$312
• − Repairs & maintenance: −$825
• − Management: −$825
• − Depreciation: −$1,818
• Taxable income: $2,053
• Est. tax owed @ 24.0%: −$493
• After-tax cash flow: $2,431/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: Smoky Valley
• NCES district ID: 2000002
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $53,928
• Composite: 30.27/100
• National rank: #6284
• State rank: #58 of 169 in KS

Livability — Lindsborg

• Score: 76/100
• State rank: #55
• US rank: #3742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lindsborg, KS
• Population (ZIP): 5,170

Population outlook (McPherson County) Hauer SSP2

• Today (2025): 28,958 people
• By 2030: 28,735 · -0.8%
• By 2040: 28,020 · -3.2%
• By 2050: 27,276 · -5.8%
• By 2075: 26,211 · -9.5%
• By 2100: 23,976 · -17.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 5% Slovak 5% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · McPherson

• 2024 margin: Solid R (+41.1) · D 28.5% · R 69.6% · Other 1.9%
• 2008→2024 swing: -5.8pp toward R · 2008: -35.3pp · 2024: -41.1pp
• All cycles: 2024: R+41.1 2020: R+40.3 2016: R+42.0 2012: R+41.6 2008: R+35.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.78%
• Current HPI: 166.7091
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+327.6% since first listed

6 events — show timeline

• 2025-09-12 Price Changed $62,000 MKMLS as distributed by MLS GRID
• 2025-09-11 Listed $62,500 SCKMLS as Distributed by MLS Grid
• 2025-09-11 Delisted — MKMLS as distributed by MLS GRID
• 2025-09-11 Listed $62,500 MKMLS as distributed by MLS GRID
• 2025-09-11 Listing Removed — SCKMLS as Distributed by MLS Grid
• 1985-06-01 Sold (Public Records) $14,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $976 · +2.6% YoY. Source: county tax records.