65 Hilltop Dr · Mound City, KS 66056

$114,500

1 bd · 1.0 ba · 768 sqft · SingleFamily public records · 58 Days on market

Built 2019 1.50 ac lot Est $94k · 21% over $31/mo HOA · 4% of rent

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Why this score? — see what drove the F 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).

• Appreciation +9.6/10.0
• Cash flow +7.1/30.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks

Tucked away in the serene setting of Lake Chaparral, this charming, secluded cabin offers the perfect escape from the hustle and bustle. Featuring 1 bedroom and 1 bathroom, this cozy retreat invites you to unwind with a warm wood-burning fireplace and soak in the peaceful surroundings. Situated on three beautifully treed lots totaling approximately 1.5 acres, the property provides added privacy and a natural haven for wildlife, perfect for nature lovers. Spend your days fishing at the lake, then return home to quiet evenings under the stars. Whether you're looking for a weekend getaway or a simple, peaceful lifestyle, this cabin captures the true essence of lake living.

Key facts

• 1.5 acre lot
• Built 2019
• Listed 58 days

Tags

• WOOD BURNING FIREPLACE
• THREE BEAUTIFULLY TREED LOTS
• NATURAL HAVEN FOR WILDLIFE

Property features AI

Finance

• Other: Lot approx. 1.5 acres (public records); Gravel road access
• Financial info: Tax information not included per instructions
• HOA & community: Lake Chaparral association; Annual association fee of $375; Community center available; Private road maintenance

Exterior

• Parking: Off-street parking
• Security: Smoke detector(s)
• Utilities: Water: Other; Sewer: Septic tank / Other
• Home design: Single family residence; Residential property; 1.5-story floor plan; Facing direction not specified
• Construction: Board & batten siding; Composition roof; Built approximately 6–10 years ago
• Exterior features: Deck; Shed(s); Boat ramp, lake access and lake privileges (community lake)

Interior

• Kitchen: Refrigerator; Vinyl flooring in kitchen
• Bedrooms: 1 bedroom (Bedroom on second level, approx. 16 x 24)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom (on first level, approx. 8 x 8)
• Heating & cooling: Propane heating; Wood stove; Window air conditioning unit(s)
• Interior features: Ceiling fan(s); Living/dining combo; Fireplace in living room (wood burning); Crawl space basement
• Laundry & utility: No laundry room (none listed)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $-163 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $91k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $83k (27.1% below list).
• Recommended offer: $83k (27.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#339 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.
• Jayhawk (rural): math 32% / reading 30% proficiency, ranked #95 of 169 in KS (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 52 active listings in the ZIP; 97 units permitted in Linn County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($792 loan paydown + $11k appreciation (9.2% local appreciation)).
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago 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.

Recommended offer $83,479 (27.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.09%
• DSCR: 0.73
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $94,464
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Laguna Dr	0.38mi	2/1.0 (+1)	816 (+6%)	23mo	$99,999	$123	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 2.42×
• Total profit: $45,675
• Equity at exit: $96,398

10-year hold

• IRR: 17.0%
• Equity multiple: 5.41×
• Total profit: $141,343
• Equity at exit: $201,096

Cash invested: $32,060 (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 66056

• Home prices YoY: 2.4%
• Active inventory: 52
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $835 medium
• Mortgage (P&I): −$600
• Tax est. 1.5%: −$143 /mo · $1,718/yr
• Insurance: −$48
• HOA: −$31
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $-163

Break-even live

Break-even rent $1,041

Max offer price $90,943

Occupancy floor —

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 29 events

1. 2026-06-18
   days on market $114,500 Active 58 DOM
2. 2026-06-17
   days on market $114,500 Active 57 DOM
3. 2026-06-16
   days on market $114,500 Active 56 DOM
4. 2026-06-15
   days on market $114,500 Active 55 DOM
5. 2026-06-13
   days on market $114,500 Active 53 DOM
6. 2026-06-12
   days on market $114,500 Active 52 DOM
7. 2026-06-09
   days on market $114,500 Active 49 DOM
8. 2026-06-08
   days on market $114,500 Active 48 DOM
9. 2026-06-07
   days on market $114,500 Active 47 DOM
10. 2026-06-05
    days on market $114,500 Active 45 DOM
11. 2026-06-04
    days on market $114,500 Active 43 DOM
12. 2026-06-02
    days on market $114,500 Active 42 DOM
13. 2026-06-01
    days on market $114,500 Active 41 DOM
14. 2026-05-31
    days on market $114,500 Active 40 DOM
15. 2026-05-31
    days on market $114,500 Active 39 DOM
16. 2026-04-21
    listed $114,500 Active
17. 2026-02-11
    historical
18. 2025-08-15
    listed $119,000 Active
19. 2025-08-11
    historical
20. 2025-08-11
    historical
21. 2025-03-17
    listed $137,900 Active
22. 2025-02-28
    historical
23. 2024-09-12
    price $139,900
24. 2024-08-20
    listed $147,500 Active
25. 2023-09-19
    soldstatus Closed
26. 2023-08-21
    status Pending
27. 2023-07-06
    status Active
28. 2023-06-28
    status Pending
29. 2023-05-24
    listed $69,900 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,017
• − Mortgage interest: −$6,414
• − Property taxes: −$1,718
• − Insurance: −$572
• − Repairs & maintenance: −$801
• − Management: −$801
• − HOA: −$372
• − Depreciation: −$3,331
• Taxable loss: −$3,992
• Est. tax savings @ 24.0%: +$958
• After-tax cash flow: $-996/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: Jayhawk
• NCES district ID: 2007750
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $42,226
• Composite: 26.3/100
• National rank: #7244
• State rank: #95 of 169 in KS

Livability — Mound City

• Score: 63/100
• State rank: #339
• US rank: #15276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,428

Population outlook (Linn County) Hauer SSP2

• Today (2025): 9,581 people
• By 2030: 9,574 · -0.1%
• By 2040: 9,550 · -0.3%
• By 2050: 9,483 · -1.0%
• By 2075: 9,510 · -0.7%
• By 2100: 8,873 · -7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Linn

• 2024 margin: Solid R (+64.6) · D 17.0% · R 81.6% · Other 1.4%
• 2008→2024 swing: -28.6pp toward R · 2008: -36.0pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+62.8 2016: R+62.1 2012: R+45.9 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.18%
• Current HPI: 397.2471
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+63.8% since first listed

14 events — show timeline

• 2026-04-21 Listed $114,500 Heartland MLS as Distributed by MLS Grid
• 2026-02-11 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-08-15 Listed $119,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-11 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2025-08-11 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-03-17 Listed $137,900 Heartland MLS as Distributed by MLS Grid
• 2025-02-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-09-12 Price Changed $139,900 Heartland MLS as Distributed by MLS Grid
• 2024-08-20 Listed $147,500 Heartland MLS as Distributed by MLS Grid
• 2023-09-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-08-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-07-06 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-06-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-05-24 Listed $69,900 Heartland MLS as Distributed by MLS Grid