208 S Cedar St · Hillsboro, KS 67063

$92,000

3 bd · 2.0 ba · 1,141 sqft · SingleFamily public records · 9 Days on market

Built 1956 0.29 ac lot

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Why this score? — see what drove the D+ 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 +17.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• DSCR +5.3/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.29 acre lot
• Garage
• Built 1956

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $64 ($772/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($954 rent vs $92k).

Location & tenants

• Location reads 78/100 on livability (#26 in KS, #2,407 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities D, commute F.
• Durham-Hillsboro-Lehigh (town): math 47% / reading 45% proficiency, ranked #16 of 169 in KS (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hillsboro Elem (math 52% / reading 52%, grade C-, #131 of 684 statewide, top 23%, 313 students, 49% FRL); Hillsboro Middle/High School (math 42% / reading 42%, grade F, #12 of 327 statewide, top 5%, 327 students, 36% FRL).
• Market conditions: 14 active listings in the ZIP; 25 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $636 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marion County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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 $75k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,000

Questions for the listing agent

1. Built in 1956 — 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. 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?
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: 1.04% ✓
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 8.0

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: -11.5%
• Equity multiple: 0.58×
• Total profit: $-10,761
• Equity at exit: $13,717

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-3,900
• Equity at exit: $7,954

Cash invested: $25,760 (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 67063

• Home prices YoY: -4.9%
• Active inventory: 14
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $954 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$169 /mo · $2,022/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $64

Break-even live

Break-even rent $873

Max offer price $92,000

Occupancy floor 88%

Sensitivity live

Price	-10% $116	-5% $90	+0% $64	+5% $38	+10% $12
Rent	-10% $-11	-5% $27	+0% $64	+5% $102	+10% $140
Rate	-1.0pp $111	-0.5pp $88	base $64	+0.5pp $41	+1.0pp $16

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-10
   status Pending
2. 2026-04-01
   listed $92,000 Active
3. 2007-10-01
   soldstatus $75,000
4. 2007-02-28
   listed $75,000
5. 1989-05-01
   soldstatus $45,700

ⓘ 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: $2,022 · $169/mo
• Projected year-2 tax: $2,022 · $169/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,448
• − Mortgage interest: −$5,153
• − Property taxes: −$2,022
• − Insurance: −$460
• − Repairs & maintenance: −$916
• − Management: −$916
• − Depreciation: −$2,676
• Taxable loss: −$696
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $939/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: Durham-Hillsboro-Lehigh
• NCES district ID: 2007290
• Math proficiency: 47% ▲ 1.00%
• Reading proficiency: 45% ▼ -2.00%
• Median HH income: $50,353
• Composite: 39.52/100
• National rank: #3946
• State rank: #16 of 169 in KS

Livability — Hillsboro

• Score: 78/100
• State rank: #26
• US rank: #2407

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hillsboro, KS
• Population (ZIP): 3,546

Population outlook (Marion County) Hauer SSP2

• Today (2025): 11,315 people
• By 2030: 10,852 · -4.1%
• By 2040: 9,989 · -11.7%
• By 2050: 9,375 · -17.1%
• By 2075: 8,969 · -20.7%
• By 2100: 9,019 · -20.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Black 3%
• Common ancestry: Iranian 3% Scotch-Irish 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+49.1) · D 24.3% · R 73.5% · Other 2.2%
• 2008→2024 swing: -10.2pp toward R · 2008: -38.9pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+48.8 2016: R+50.3 2012: R+46.5 2008: R+38.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.84%
• Current HPI: 211.5049
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+101.3% since first listed

5 events — show timeline

• 2026-04-10 Pending — SCKMLS as Distributed by MLS Grid
• 2026-04-01 Listed $92,000 SCKMLS as Distributed by MLS Grid
• 2007-10-01 Sold (Public Records) $75,000 Public Records
• 2007-02-28 Listed $75,000 SCKMLS as Distributed by MLS Grid
• 1989-05-01 Sold (Public Records) $45,700 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,022 · +5.5% YoY. Source: county tax records.