811 E 3rd St St · Kinsley, KS 67547

$98,000

3 bd · 1.5 ba · 1,169 sqft · SingleFamily public records · 258 Days on market

Built 1969 10,350 sqft lot

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Why this score? — see what drove the C 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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Appreciation +5.8/10.0
• 1% rule +5.2/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Eat in dining room
• Alley access
• Open living space

Tags

• OPEN LIVING SPACE
• PLENTY OF CABINETRY
• EAT IN DINING ROOM
• UPDATED SHOWER BATH COMBO
• LARGE BACK YARD
• ALLEY ACCESS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property
• Exterior features: Lot dimensions 75 x 138; Zoned NC.1 / R-1

Interior

• Bedrooms: 3 main-level bedrooms
• Heating & cooling: Central air conditioning
• Interior features: Total of 5 rooms; Concrete basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#183 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools F, amenities F, commute F.
• Kinsley-Offerle (rural): math 30% / reading 30% proficiency, ranked #172 of 280 in KS (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($678 loan paydown + $2k appreciation (1.7% local appreciation)).
• Edwards County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $98k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.02% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.08%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.46×
• Total profit: $12,502
• Equity at exit: $36,914

10-year hold

• IRR: 12.0%
• Equity multiple: 2.57×
• Total profit: $43,001
• Equity at exit: $51,852

Cash invested: $27,440 (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 67547

• Home prices YoY: 0.9%
• Active inventory: 20
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $116

Break-even live

Break-even rent $857

Max offer price $98,000

Occupancy floor 83%

Sensitivity live

Price	-10% $184	-5% $150	+0% $116	+5% $82	+10% $49
Rent	-10% $37	-5% $77	+0% $116	+5% $156	+10% $196
Rate	-1.0pp $166	-0.5pp $141	base $116	+0.5pp $91	+1.0pp $65

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $98,000 Active 258 DOM
2. 2026-06-18
   days on market $98,000 Active 256 DOM
3. 2026-06-17
   days on market $98,000 Active 255 DOM
4. 2026-06-16
   days on market $98,000 Active 254 DOM
5. 2026-06-15
   days on market $98,000 Active 253 DOM
6. 2026-06-13
   days on market $98,000 Active 251 DOM
7. 2026-06-12
   days on market $98,000 Active 250 DOM
8. 2026-06-09
   days on market $98,000 Active 247 DOM
9. 2026-06-08
   days on market $98,000 Active 246 DOM
10. 2026-06-07
    days on market $98,000 Active 245 DOM
11. 2026-06-05
    days on market $98,000 Active 243 DOM
12. 2026-06-04
    days on market $98,000 Active 241 DOM
13. 2026-06-02
    days on market $98,000 Active 240 DOM
14. 2026-06-01
    days on market $98,000 Active 239 DOM
15. 2026-05-31
    days on market $98,000 Active 238 DOM
16. 2026-05-31
    days on market $98,000 Active 237 DOM
17. 2026-03-10
    price $105,000
18. 2025-10-01
    listed $115,000 Active
19. 2002-12-01
    soldstatus $45,750
20. 2002-12-01
    soldstatus $45,750
21. 1991-04-01
    soldstatus $20,000
22. 1991-04-01
    soldstatus $20,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°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: $12,053
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$490
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$2,851
• Taxable loss: −$176
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $1,437/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: Kinsley-Offerle
• NCES district ID: 2008100
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $43,157
• Composite: 28.38/100
• National rank: #12126
• State rank: #172 of 280 in KS

Livability — Kinsley

• Score: 69/100
• State rank: #183
• US rank: #8396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kinsley, KS
• Population (ZIP): 1,658

Population outlook (Edwards County) Hauer SSP2

• Today (2025): 2,909 people
• By 2030: 2,871 · -1.3%
• By 2040: 2,800 · -3.7%
• By 2050: 2,738 · -5.9%
• By 2075: 2,702 · -7.1%
• By 2100: 2,512 · -13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 19% Two or more races 13%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 1% Iranian 1%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 16%

Political lean MEDSL · Edwards

• 2024 margin: Solid R (+65.3) · D 16.8% · R 82.1% · Other 1.1%
• 2008→2024 swing: -16.5pp toward R · 2008: -48.8pp · 2024: -65.3pp
• All cycles: 2024: R+65.3 2020: R+60.9 2016: R+63.1 2012: R+55.5 2008: R+48.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.67%
• Current HPI: 178.0256
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+425.0% since first listed

6 events — show timeline

• 2026-03-10 Price Changed $105,000 Hays MLS
• 2025-10-01 Listed $115,000 Hays MLS
• 2002-12-01 Sold (Public Records) $45,750 Public Records
• 2002-12-01 Sold (Public Records) $45,750 Public Records
• 1991-04-01 Sold (Public Records) $20,000 Public Records
• 1991-04-01 Sold (Public Records) $20,000 Public Records