220 E 12th St · Concordia, KS 66901

$89,500

2 bd · 1.0 ba · 828 sqft · SingleFamily public records · 59 Days on market

Built 1900 8,712 sqft lot ↓ 3% since listing

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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 +14.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• DSCR +4.4/10.0
• 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

• Open floor plan
• Recent updates
• New exterior paint

Tags

• FRONT PORCH
• OPEN FLOOR PLAN
• RECENT UPDATES
• NEW PAINT
• NEW FLOORING
• NEW EXTERIOR PAINT

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public sewer
• Home design: Single-family onsite built
• Construction: Composition roof; Cellar and crawl space foundation
• Exterior features: One level; Deck; Chain link fencing

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Wall/window air conditioning units
• Interior features: Cellar basement; Deck; Chain link fencing
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $20 ($240/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 $86k (3.8% below list).
• Recommended offer: $86k (3.8% below list) — sets the bar for 1% rule.

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 $619 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

• It's been on market 59 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,091 (3.8% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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?
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: 0.96% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 8.7

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-13,193
• Equity at exit: $13,345

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-9,694
• Equity at exit: $7,738

Cash invested: $25,060 (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: 8.7×

Monthly cashflow live

• Estimated rent: $861 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$154 /mo · $1,842/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $20

Break-even live

Break-even rent $836

Max offer price $89,500

Occupancy floor 93%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $89,500 Active 59 DOM
2. 2026-06-17
   days on market $89,500 Active 58 DOM
3. 2026-06-17
   price $89,500 Active 57 DOM
4. 2026-06-16
   days on market $92,000 Active 57 DOM
5. 2026-06-15
   days on market $92,000 Active 56 DOM
6. 2026-06-13
   days on market $92,000 Active 54 DOM
7. 2026-06-12
   days on market $92,000 Active 53 DOM
8. 2026-06-09
   days on market $92,000 Active 50 DOM
9. 2026-06-08
   days on market $92,000 Active 49 DOM
10. 2026-06-07
    days on market $92,000 Active 48 DOM
11. 2026-06-05
    days on market $92,000 Active 46 DOM
12. 2026-06-04
    days on market $92,000 Active 44 DOM
13. 2026-06-02
    days on market $92,000 Active 43 DOM
14. 2026-06-01
    days on market $92,000 Active 42 DOM
15. 2026-05-31
    days on market $92,000 Active 41 DOM
16. 2026-05-31
    days on market $92,000 Active 40 DOM
17. 2026-05-21
    price $92,000
18. 2026-05-12
    price $94,500
19. 2026-04-20
    listed $97,500 Active
20. 2026-02-21
    status Pending
21. 2026-02-19
    historical
22. 2026-02-18
    listed $95,000 Active

ⓘ 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: $1,842 · $154/mo
• Projected year-2 tax: $1,842 · $154/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 5/10 Major
• 🌡 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: $10,331
• − Mortgage interest: −$5,013
• − Property taxes: −$1,842
• − Insurance: −$448
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$2,604
• Taxable loss: −$1,229
• Est. tax savings @ 24.0%: +$295
• After-tax cash flow: $534/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

-3.2% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $92,000 SCKMLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $94,500 SCKMLS as Distributed by MLS Grid
• 2026-04-20 Listed $97,500 SCKMLS as Distributed by MLS Grid
• 2026-02-21 Pending — SCKMLS as Distributed by MLS Grid
• 2026-02-19 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2026-02-18 Listed $95,000 SCKMLS as Distributed by MLS Grid

Property tax history

+12.6%/yr

Latest (2025): $1,842 · +23.2% YoY. Source: county tax records.