1620 Polk St · Great Bend, KS 67530

$109,900

3 bd · 2.0 ba · 1,062 sqft · SingleFamily public records · 18 Days on market

Built 1940 7,500 sqft 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 +13.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.4/10.0
• DSCR +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Key facts

• Full basement
• Storm shelter
• Wooden deck

Tags

• LIVING ROOM WITH FIREPLACE
• FULL BASEMENT
• STORM SHELTER
• WOODEN DECK

Property features AI

Exterior

• Parking: Garage (1 car)
• Utilities: Water: well, private, and public available; Public sewer
• Home design: Residential property; Entry level: 1
• Exterior features: Composition roof; Lot roughly 75 x 100 (0.17 acre); Zoned NC.1 / R-1

Interior

• Bedrooms: 3 bedrooms on the main level
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Window coverings; Wood-burning fireplace; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $2 ($18/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 $104k (5.6% below list).
• Recommended offer: $104k (5.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#138 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Great Bend (town): math 25% / reading 30% proficiency, ranked #124 of 169 in KS (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Eisenhower Elem (math 22% / reading 37%, grade F, #463 of 684 statewide, top 73%, 316 students, 72% FRL); Great Bend Middle School (math 19% / reading 27%, grade F, #125 of 219 statewide, top 59%, 460 students, 68% FRL); Great Bend High School (math 17% / reading 22%, grade F, #216 of 327 statewide, top 70%, 913 students, 58% FRL).
• Market conditions: 153 active listings in the ZIP; 19 units permitted in Barton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Barton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $110k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,777 (5.6% below list)

Questions for the listing agent

1. Built in 1940 — 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 F-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. 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?
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: 0.94% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 8.8

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-17,659
• Equity at exit: $16,386

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-15,042
• Equity at exit: $9,502

Cash invested: $30,772 (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 67530

• Active inventory: 153
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$196 /mo · $2,354/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $2

Break-even live

Break-even rent $1,036

Max offer price $109,900

Occupancy floor 95%

Sensitivity live

Price	-10% $64	-5% $33	+0% $2	+5% $-30	+10% $-61
Rent	-10% $-80	-5% $-39	+0% $2	+5% $43	+10% $84
Rate	-1.0pp $57	-0.5pp $29	base $2	+0.5pp $-27	+1.0pp $-56

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-09
   status $109,900 Pending 18 DOM
2. 2026-06-08
   days on market $109,900 Active 18 DOM
3. 2026-06-07
   days on market $109,900 Active 17 DOM
4. 2026-06-05
   days on market $109,900 Active 15 DOM
5. 2026-06-04
   days on market $109,900 Active 13 DOM
6. 2026-06-02
   days on market $109,900 Active 12 DOM
7. 2026-06-01
   days on market $109,900 Active 11 DOM
8. 2026-05-31
   days on market $109,900 Active 10 DOM
9. 2026-05-31
   days on market $109,900 Active 9 DOM
10. 2026-05-20
    listed $109,900 Active
11. 1991-12-01
    soldstatus $55,000
12. 1990-03-01
    soldstatus $55,000

ⓘ 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: $2,354 · $196/mo
• Projected year-2 tax: $2,354 · $196/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 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: $12,453
• − Mortgage interest: −$6,156
• − Property taxes: −$2,354
• − Insurance: −$550
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$3,197
• Taxable loss: −$1,796
• Est. tax savings @ 24.0%: +$431
• After-tax cash flow: $449/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: Great Bend
• NCES district ID: 2006660
• Math proficiency: 25% ▼ -7.00%
• Reading proficiency: 30% ▲ 1.00%
• Median HH income: $43,027
• Composite: 23.45/100
• National rank: #7883
• State rank: #124 of 169 in KS

Livability — Great Bend

• Score: 71/100
• State rank: #138
• US rank: #6794

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Great Bend, KS
• City population: 17,979
• Population (ZIP): 17,979

Population outlook (Barton County) Hauer SSP2

• Today (2025): 26,088 people
• By 2030: 25,418 · -2.6%
• By 2040: 24,010 · -8.0%
• By 2050: 22,719 · -12.9%
• By 2075: 20,690 · -20.7%
• By 2100: 18,869 · -27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 21% Two or more races 14% Native American 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 2% Iranian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Barton

• 2024 margin: Solid R (+56.8) · D 20.9% · R 77.6% · Other 1.5%
• 2008→2024 swing: -13.4pp toward R · 2008: -43.3pp · 2024: -56.8pp
• All cycles: 2024: R+56.8 2020: R+56.4 2016: R+58.9 2012: R+53.6 2008: R+43.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.50%
• Current HPI: 151.6054
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+99.8% since first listed

3 events — show timeline

• 2026-05-20 Listed $109,900 Hays MLS
• 1991-12-01 Sold (Public Records) $55,000 Public Records
• 1990-03-01 Sold (Public Records) $55,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,354 · +8.5% YoY. Source: county tax records.