825 W 5th St · Concordia, KS 66901

$86,500

2 bd · 1.0 ba · 951 sqft · SingleFamily public records · 4 Days on market

Built 1900 5.80 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 +17.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +5.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Key facts

• Covered front porch
• Huge shop
• Storage space

Tags

• STORAGE SPACE
• HUGE SHOP
• DETACHED GARAGE
• CORNER LOT
• COVERED FRONT PORCH
• SIDE COVERED CONCRETE PORCH

Property features AI

Finance

• Financial info: Annual tax amount available

Exterior

• Parking: 2-car garage; RV access/parking
• Utilities: Public utilities
• Home design: Single-family onsite-built home; One level
• Construction: Composition roof
• Exterior features: Covered patio/porch; Outbuilding on the property; Crawl space foundation

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfinished basement; Main-floor laundry
• Laundry & utility: Laundry located on the main floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $71 ($848/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($877 rent vs $86k).

Location & tenants

• Location reads 75/100 on livability (#65 in KS, #3,995 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, employment D, amenities F.
• Concordia (town): math 23% / reading 35% proficiency, ranked #117 of 169 in KS (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Concordia Elementary (math 27% / reading 42%, grade F, #388 of 684 statewide, top 61%, 459 students, 59% FRL); Concordia Middle (math 32% / reading 42%, grade F, #37 of 219 statewide, top 19%, 187 students, 56% FRL); Concordia Jr-Sr High (math 12% / reading 24%, grade F, #233 of 327 statewide, top 71%, 485 students, 46% FRL) — zoned schools average 54% FRL vs 38% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 24 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $598 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cloud County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $17k; list at $86k implies a 398% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,500

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. 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?
4. Crime grade is D 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 7.27%
• Cash-on-cash: 3.50%
• DSCR: 1.16
• GRM: 8.2

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-9,488
• Equity at exit: $12,897

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-2,351
• Equity at exit: $7,479

Cash invested: $24,220 (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 66901

• Home prices YoY: -7.0%
• Active inventory: 24
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $877 medium
• Mortgage (P&I): −$454
• Tax from tax record: −$133 /mo · $1,591/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $71

Break-even live

Break-even rent $788

Max offer price $86,500

Occupancy floor 87%

Sensitivity live

Price	-10% $120	-5% $95	+0% $71	+5% $46	+10% $22
Rent	-10% $1	-5% $36	+0% $71	+5% $105	+10% $140
Rate	-1.0pp $114	-0.5pp $93	base $71	+0.5pp $48	+1.0pp $25

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: $21,625
• Closing costs: $2,595
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $86,500 Active 4 DOM
2. 2026-06-18
   days on market $86,500 Active 2 DOM
3. 2026-06-17
   listed $86,500 Active 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: $1,591 · $133/mo
• Projected year-2 tax: $1,591 · $133/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 ≥105°F today · 16 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: $10,525
• − Mortgage interest: −$4,845
• − Property taxes: −$1,591
• − Insurance: −$432
• − Repairs & maintenance: −$842
• − Management: −$842
• − Depreciation: −$2,516
• Taxable loss: −$544
• Est. tax savings @ 24.0%: +$131
• After-tax cash flow: $979/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: Concordia
• NCES district ID: 2005100
• Math proficiency: 23% ▼ -2.00%
• Reading proficiency: 35% ▲ 2.00%
• Median HH income: $38,933
• Composite: 24.27/100
• National rank: #7716
• State rank: #117 of 169 in KS

Livability — Concordia

• Score: 75/100
• State rank: #65
• US rank: #3995

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Concordia, KS
• Population (ZIP): 6,134

Population outlook (Cloud County) Hauer SSP2

• Today (2025): 8,922 people
• By 2030: 8,683 · -2.7%
• By 2040: 8,241 · -7.6%
• By 2050: 7,904 · -11.4%
• By 2075: 7,252 · -18.7%
• By 2100: 6,474 · -27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 5% Hispanic / Latino 5% Pacific Islander 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 8% English 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Cloud

• 2024 margin: Solid R (+60.6) · D 18.9% · R 79.5% · Other 1.5%
• 2008→2024 swing: -18.1pp toward R · 2008: -42.4pp · 2024: -60.6pp
• All cycles: 2024: R+60.6 2020: R+54.8 2016: R+55.1 2012: R+48.9 2008: R+42.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.08%
• Current HPI: 187.4137
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+397.9% since first listed

2 events — show timeline

• 2026-06-04 Listed $86,500 SCKMLS as Distributed by MLS Grid
• 1998-02-01 Sold (Public Records) $17,372 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,591 · +27.7% YoY. Source: county tax records.