201 E 5th St · Gove City, KS 67736

$42,000

4 bd · 1.0 ba · 1,082 sqft · SingleFamily public records · 59 Days on market

Built 1909 0.48 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Key facts

• 0.48 acre lot
• Built 1909
• Listed 59 days

Property features AI

Finance

• Other: Approximately 101+ years old
• HOA & community: No association fees

Exterior

• Parking: Other parking
• Utilities: City/public water (verify); Public sewer
• Home design: Single-family residence; Residential property; Approximately 1,088 above-grade living area; Inside city limits; Exterior vinyl siding; Composition roof
• Construction: Vinyl siding exterior; Composition roof
• Exterior features: Paved road access; Not in a flood plain; Lot approximately 0.48 acres; Publicly maintained road

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Unfinished basement; 1.5 story floor plan

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($963 rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#332 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.
• Wheatland (rural): math 21% / reading 21% proficiency, ranked #262 of 280 in KS (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($290 loan paydown + $1k appreciation (3.0% local appreciation)).
• Gove County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $4k; list at $42k implies a 1100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,740 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Built in 1909 — 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 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?
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: 2.29% ✓
• Cap rate: 20.84%
• Cash-on-cash: 51.97%
• DSCR: 3.31
• GRM: 3.6

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: 57.0%
• Equity multiple: 4.19×
• Total profit: $37,488
• Equity at exit: $18,885

10-year hold

• IRR: 56.6%
• Equity multiple: 8.48×
• Total profit: $87,987
• Equity at exit: $29,104

Cash invested: $11,760 (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 67736

• Active inventory: 1
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $963 medium
• Mortgage (P&I): −$220
• Tax from tax record: −$14 /mo · $165/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $509

Break-even live

Break-even rent $318

Max offer price $42,000

Occupancy floor 42%

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $42,000 Active 59 DOM
2. 2026-06-17
   price $42,000 Active 58 DOM
3. 2026-06-17
   days on market $47,000 Active 58 DOM
4. 2026-06-16
   days on market $47,000 Active 57 DOM
5. 2026-06-15
   days on market $47,000 Active 56 DOM
6. 2026-06-13
   days on market $47,000 Active 54 DOM
7. 2026-06-12
   days on market $47,000 Active 53 DOM
8. 2026-06-09
   days on market $47,000 Active 50 DOM
9. 2026-06-08
   days on market $47,000 Active 49 DOM
10. 2026-06-07
    days on market $47,000 Active 48 DOM
11. 2026-06-05
    days on market $47,000 Active 46 DOM
12. 2026-06-04
    days on market $47,000 Active 44 DOM
13. 2026-06-02
    days on market $47,000 Active 43 DOM
14. 2026-06-01
    days on market $47,000 Active 42 DOM
15. 2026-05-31
    days on market $47,000 Active 41 DOM
16. 2026-05-31
    days on market $47,000 Active 40 DOM
17. 2026-05-09
    price $47,000
18. 2026-04-20
    listed $52,000 Active
19. 2005-11-01
    soldstatus $3,500
20. 2005-11-01
    soldstatus $3,500

ⓘ 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: $165 · $14/mo
• Projected year-2 tax: $592 · $49/mo
• Expected delta: +$427/yr (+$36/mo · 259.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 18 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: $11,556
• − Mortgage interest: −$2,353
• − Property taxes: −$165
• − Insurance: −$210
• − Repairs & maintenance: −$925
• − Management: −$925
• − Depreciation: −$1,222
• Taxable income: $5,758
• Est. tax owed @ 24.0%: −$1,382
• After-tax cash flow: $4,730/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: Wheatland
• NCES district ID: 2006630
• Math proficiency: 21% ▼ -9.00%
• Reading proficiency: 21% ▼ -9.00%
• Median HH income: $42,029
• Composite: 21.18/100
• National rank: #13680
• State rank: #262 of 280 in KS

Livability — Gove City

• Score: 63/100
• State rank: #332
• US rank: #15106

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gove City, KS
• Population (ZIP): 124

Population outlook (Gove County) Hauer SSP2

• Today (2025): 2,613 people
• By 2030: 2,620 · +0.3%
• By 2040: 2,705 · +3.5%
• By 2050: 2,854 · +9.2%
• By 2075: 3,430 · +31.3%
• By 2100: 3,595 · +37.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 6%
• Common ancestry: Slovak 8% Portuguese 5% Lithuanian 4%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Gove

• 2024 margin: Solid R (+77.2) · D 10.7% · R 87.9% · Other 1.4%
• 2008→2024 swing: -15.5pp toward R · 2008: -61.7pp · 2024: -77.2pp
• All cycles: 2024: R+77.2 2020: R+76.3 2016: R+73.6 2012: R+71.7 2008: R+61.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1242.9% since first listed

4 events — show timeline

• 2026-05-09 Price Changed $47,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-20 Listed $52,000 Heartland MLS as Distributed by MLS Grid
• 2005-11-01 Sold (Public Records) $3,500 Public Records
• 2005-11-01 Sold (Public Records) $3,500 Public Records

Property tax history

+0.2%/yr

Latest (2025): $165 · +4.4% YoY. Source: county tax records.