810 Church St · Concordia, KS 66901

$79,500

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 24 Days on market

Built 1950 5,662 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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

• New flooring
• Fenced in backyard
• New interior doors

Tags

• NEW FLOORING
• NEW INTERIOR PAINT
• FENCED IN BACKYARD
• NEW ROOF
• NEW WINDOWS
• NEW INTERIOR DOORS

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Sewer available
• Home design: Single-family on-site built home; One level
• Construction: Composition roof; Crawl space foundation
• Exterior features: Patio; Wood fencing

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Dishwasher; Disposal; Microwave; Refrigerator; Range; Unfinished basement
• Laundry & utility: Laundry on main floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($943 rent vs $80k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.

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 $550 of loan paydown is wiped out by about $2k 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 24 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $30k; list at $80k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,307 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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: 1.19% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.25%
• DSCR: 1.41
• GRM: 7.0

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-1,921
• Equity at exit: $11,854

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $12,522
• Equity at exit: $6,874

Cash invested: $22,260 (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: 7.0×

Monthly cashflow live

• Estimated rent: $943 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $172

Break-even live

Break-even rent $725

Max offer price $79,500

Occupancy floor 77%

Sensitivity live

Price	-10% $217	-5% $194	+0% $172	+5% $149	+10% $127
Rent	-10% $97	-5% $134	+0% $172	+5% $209	+10% $246
Rate	-1.0pp $212	-0.5pp $192	base $172	+0.5pp $151	+1.0pp $130

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-07
   status Pending
2. 2026-03-30
   listed $79,500 Active
3. 2025-04-18
   status Pending
4. 2025-04-18
   status Active
5. 2025-04-17
   status Pending
6. 2025-03-31
   listed $72,500 Active
7. 2002-01-08
   soldstatus
8. 2002-01-01
   soldstatus $30,000
9. 1988-09-01
   soldstatus $15,000

ⓘ 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: $1,476 · $123/mo
• Projected year-2 tax: $1,476 · $123/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: $11,312
• − Mortgage interest: −$4,453
• − Property taxes: −$1,476
• − Insurance: −$398
• − Repairs & maintenance: −$905
• − Management: −$905
• − Depreciation: −$2,313
• Taxable income: $862
• Est. tax owed @ 24.0%: −$207
• After-tax cash flow: $1,853/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

+430.0% since first listed

9 events — show timeline

• 2026-05-07 Pending — SCKMLS as Distributed by MLS Grid
• 2026-03-30 Listed $79,500 SCKMLS as Distributed by MLS Grid
• 2025-04-18 Pending — SCKMLS as Distributed by MLS Grid
• 2025-04-18 Relisted — SCKMLS as Distributed by MLS Grid
• 2025-04-17 Pending — SCKMLS as Distributed by MLS Grid
• 2025-03-31 Listed $72,500 SCKMLS as Distributed by MLS Grid
• 2002-01-08 Sold (Public Records) — Public Records
• 2002-01-01 Sold (Public Records) $30,000 Public Records
• 1988-09-01 Sold (Public Records) $15,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,476 · +11.7% YoY. Source: county tax records.