212 W Ash St · Minneola, KS 67865

$99,900

2 bd · 1.0 ba · 1,481 sqft · SingleFamily public records · 5 Days on market

Built 1961 7,000 sqft lot

---

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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Appreciation +5.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Playroom flex space
• Oversized lot
• Mature shade trees

Tags

• CORNER LOT
• DETACHED COVERED PARKING
• OVERSIZED LOT
• MATURE SHADE TREES
• DETACHED SHED
• PLAYROOM FLEX SPACE

Property features AI

Exterior

• Parking: One total parking space; One covered space; Detached carport; On-street parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Natural gas available; Water connected
• Home design: Single-family residence; One story; Residential zoning
• Construction: Brick veneer construction; Slab foundation; Built above grade finished area
• Exterior features: Composition roof; Shed(s)

Interior

• Kitchen: Electric oven; Microwave
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air; Ceiling fans
• Interior features: Wood-burning fireplace
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 68/100 on livability (#215 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime F, amenities F.
• Minneola (rural): math 40% / reading 40% proficiency, ranked #69 of 280 in KS (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($691 loan paydown + $444 appreciation (0.4% local appreciation)).
• Clark County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $32k; list at $100k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1961 — 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 F 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: 1.09% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.25%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.36×
• Total profit: $9,957
• Equity at exit: $31,246

10-year hold

• IRR: 11.9%
• Equity multiple: 2.36×
• Total profit: $38,120
• Equity at exit: $39,396

Cash invested: $27,972 (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 67865

• Home prices YoY: 0.2%
• Active inventory: 3
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $169

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 79%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-09
   status $99,900 Pending 5 DOM
2. 2026-06-08
   days on market $99,900 Active 5 DOM
3. 2026-06-07
   days on market $99,900 Active 4 DOM
4. 2026-06-05
   days on market $99,900 Active 2 DOM
5. 2026-06-04
   listed $99,900 Active 1 DOM

ⓘ 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 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,053
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$2,906
• Taxable income: $464
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $1,916/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: Minneola
• NCES district ID: 2009600
• Math proficiency: 40% ▲ 15.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $44,508
• Composite: 36.4/100
• National rank: #9352
• State rank: #69 of 280 in KS

Livability — Minneola

• Score: 68/100
• State rank: #215
• US rank: #9553

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minneola, KS
• Population (ZIP): 903

Population outlook (Clark County) Hauer SSP2

• Today (2025): 2,122 people
• By 2030: 2,164 · +2.0%
• By 2040: 2,352 · +10.8%
• By 2050: 2,603 · +22.7%
• By 2075: 3,356 · +58.2%
• By 2100: 4,087 · +92.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 3% Serbian 1% Italian 1%
• Foreign-born: 2%
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Clark

• 2024 margin: Solid R (+72.8) · D 12.7% · R 85.5% · Other 1.8%
• 2008→2024 swing: -16.5pp toward R · 2008: -56.2pp · 2024: -72.8pp
• All cycles: 2024: R+72.8 2020: R+70.8 2016: R+70.7 2012: R+62.0 2008: R+56.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.44%
• Current HPI: 186.7537
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+212.2% since first listed

3 events — show timeline

• 2026-06-02 Listed $99,900 GardenMLS
• 1991-08-01 Sold (Public Records) $32,000 Public Records
• 1991-08-01 Sold (Public Records) $32,000 Public Records