302 First St · Americus, KS 66835

$159,900

3 bd · 2.0 ba · 960 sqft · SingleFamily public records · 1 Days on market

Built 1973 12,681 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Cash flow +6.0/30.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0

Key facts

• Double garage
• Private back yard
• Finished basement

Tags

• FINISHED BASEMENT
• PRIVATE BACK YARD
• DOUBLE GARAGE
• STORAGE SHED

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener; Carport
• Utilities: Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Composition roof; Built with concrete basement
• Exterior features: Deck

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Garbage disposal
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Gas water heater; Finished full basement with concrete construction
• Laundry & utility: Washer; Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (33.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (37.4% below list).
• Recommended offer: $100k (37.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#173 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• North Lyon County (rural): math 25% / reading 35% proficiency, ranked #155 of 280 in KS (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nlc Elementary School (math 27% / reading 37%, grade F, #423 of 684 statewide, top 66%, 216 students, 40% FRL); Northern Heights (math 15% / reading 24%, grade F, #198 of 327 statewide, top 66%, 124 students, 38% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 9 active listings in the ZIP; 33 units permitted in Lyon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.2% local appreciation)).
• Lyon County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $105k; list at $160k implies a 52% gain — meaningful room to come down on a strong offer.

Recommended offer $100,071 (37.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 3.99%
• Cash-on-cash: -8.22%
• DSCR: 0.63
• GRM: 13.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.84×
• Total profit: $-6,955
• Equity at exit: $64,777

10-year hold

• IRR: 1.8%
• Equity multiple: 1.25×
• Total profit: $11,263
• Equity at exit: $94,610

Cash invested: $44,772 (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 66835

• Home prices YoY: 1.2%
• Active inventory: 9
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,001 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$192 /mo · $2,305/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-307

Break-even live

Break-even rent $1,389

Max offer price $105,719

Occupancy floor —

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-06-12
   listed $159,900 Pending 1 DOM

ⓘ 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: $2,305 · $192/mo
• Projected year-2 tax: $2,305 · $192/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,009
• − Mortgage interest: −$8,957
• − Property taxes: −$2,305
• − Insurance: −$800
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$4,652
• Taxable loss: −$6,626
• Est. tax savings @ 24.0%: +$1,590
• After-tax cash flow: $-2,090/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: North Lyon County
• NCES district ID: 2003210
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 35% ▼ -13.00%
• Median HH income: $53,868
• Composite: 29.39/100
• National rank: #11809
• State rank: #155 of 280 in KS

Livability — Americus

• Score: 70/100
• State rank: #173
• US rank: #8080

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Americus, KS
• Population (ZIP): 1,369

Population outlook (Lyon County) Hauer SSP2

• Today (2025): 33,170 people
• By 2030: 33,104 · -0.2%
• By 2040: 32,526 · -1.9%
• By 2050: 31,863 · -3.9%
• By 2075: 31,879 · -3.9%
• By 2100: 30,609 · -7.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 13% Lithuanian 2% Slovak 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Lyon

• 2024 margin: R (+14.7) · D 41.6% · R 56.3% · Other 2.1%
• 2008→2024 swing: -8.7pp toward R · 2008: -6.0pp · 2024: -14.7pp
• All cycles: 2024: R+14.7 2020: R+11.0 2016: R+16.2 2012: R+11.9 2008: R+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.20%
• Current HPI: 183.406
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+76.4% since first listed

5 events — show timeline

• 2026-06-11 Pending — Sunflower MLS as distributed by MLS GRID
• 2026-06-11 Price Changed $159,900 Sunflower MLS as distributed by MLS GRID
• 2026-06-09 Listed $164,900 Sunflower MLS as distributed by MLS GRID
• 2006-09-01 Sold (Public Records) $104,875 Public Records
• 2004-02-01 Sold (Public Records) $90,640 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,305 · +4.3% YoY. Source: county tax records.