216 S 14th St · Independence, KS 67301

$98,700

3 bd · 1.5 ba · 1,432 sqft · SingleFamily public records · 183 Days on market

Built 1905 8,151 sqft lot Est $102k · at est. ↓ 6% since listing

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +8.8/15.0
• 1% rule +6.1/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Off street parking
• Attic storage
• Mature pecan tree

Tags

• FENCED BACKYARD
• MATURE PECAN TREE
• LARGE DETACHED GARAGE
• ATTIC STORAGE
• OFF STREET PARKING
• DRIVEWAY ACCESS

Property features AI

Finance

• Other: Living area approximately 1,432 (source: public records)
• HOA & community: No association fees

Exterior

• Parking: Detached garage; Off-street parking; Two garage spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Two stories; Approximately 101+ years old; East-facing (property sits on the east side of the road)
• Construction: Frame construction; Composition roof; Basement (unfinished/partial)
• Exterior features: Metal fencing; Property not in a flood plain; Lot approximately 8,151 square feet

Interior

• Bedrooms: Three bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Two-story floor plan; Unfinished partial basement with sump pump; Two fireplaces (dining room and living room)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.0% in Independence — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#285 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.
• Independence (town): math 31% / reading 36% proficiency, ranked #76 of 169 in KS (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 69 active listings in the ZIP; 10 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $682 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Montgomery County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $86,856 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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 1905 — 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 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. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.12%
• DSCR: 1.49
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $101,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 S 11th St	0.25mi	3/2.0	1,539 (+8%)	2mo	$79,900	$52	72
417 S 11th St	0.25mi	2/1.0 (-1)	1,428 (-0%)	16mo	$92,000	$64	67
208 S 16th St	0.14mi	3/1.0	1,609 (+12%)	4mo	$29,000	$18	67
621 W Laurel St	0.27mi	2/1.0 (-1)	1,344 (-6%)	9mo	$45,000	$33	63
405 North 10th St	0.47mi	3/1.5	1,476 (+3%)	13mo	$84,900	$58	62
917 W Main St	0.17mi	3/1.0	1,248 (-13%)	9mo	$99,900	$80	61
620 S 6th St	0.68mi	3/1.5	1,452 (+1%)	7mo	$139,500	$96	60
832 S 19th St	0.57mi	3/1.5	1,537 (+7%)	3mo	$130,000	$85	58
624 N 15th St	0.57mi	3/1.5	1,506 (+5%)	12mo	$105,000	$70	54
404 S 12th St	0.20mi	2/1.0 (-1)	1,259 (-12%)	15mo	$90,000	$71	51
401 S 6th St	0.59mi	3/2.0	1,292 (-10%)	9mo	$150,000	$116	47
404 N 9th St	0.54mi	3/2.0	1,562 (+9%)	17mo	$154,900	$99	43

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

Projected returns pro-forma

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

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $294
• Equity at exit: $14,716

10-year hold

• IRR: 9.9%
• Equity multiple: 1.77×
• Total profit: $21,144
• Equity at exit: $8,534

Cash invested: $27,636 (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 67301

• Active inventory: 69
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$518
• Tax from tax record: −$47 /mo · $570/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $256

Break-even live

Break-even rent $767

Max offer price $98,700

Occupancy floor 72%

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: $24,675
• Closing costs: $2,961
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $98,700 Active 183 DOM
2. 2026-06-17
   days on market $98,700 Active 182 DOM
3. 2026-06-16
   days on market $98,700 Active 181 DOM
4. 2026-06-15
   days on market $98,700 Active 180 DOM
5. 2026-06-13
   days on market $98,700 Active 178 DOM
6. 2026-06-12
   days on market $98,700 Active 177 DOM
7. 2026-06-09
   days on market $98,700 Active 174 DOM
8. 2026-06-08
   days on market $98,700 Active 173 DOM
9. 2026-06-07
   days on market $98,700 Active 172 DOM
10. 2026-06-05
    days on market $98,700 Active 170 DOM
11. 2026-06-04
    days on market $98,700 Active 168 DOM
12. 2026-06-02
    days on market $98,700 Active 167 DOM
13. 2026-06-01
    days on market $98,700 Active 166 DOM
14. 2026-05-31
    days on market $98,700 Active 165 DOM
15. 2026-05-31
    days on market $98,700 Active 164 DOM
16. 2026-03-18
    status Active
17. 2026-01-13
    status Pending
18. 2025-11-10
    price $98,700
19. 2025-10-14
    listed $105,000 Active

ⓘ 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: $570 · $47/mo
• Projected year-2 tax: $1,392 · $116/mo
• Expected delta: +$822/yr (+$69/mo · 144.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,100
• − Mortgage interest: −$5,529
• − Property taxes: −$570
• − Insurance: −$494
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$2,871
• Taxable income: $1,540
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $2,705/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: Independence
• NCES district ID: 2007650
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 36% ▲ 1.00%
• Median HH income: $43,327
• Composite: 28.45/100
• National rank: #6750
• State rank: #76 of 169 in KS

Livability — Independence

• Score: 65/100
• State rank: #285
• US rank: #12779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Independence, KS
• Population (ZIP): 12,996

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 29,729 people
• By 2030: 27,786 · -6.5%
• By 2040: 24,201 · -18.6%
• By 2050: 21,280 · -28.4%
• By 2075: 16,754 · -43.6%
• By 2100: 14,088 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 10% Hispanic / Latino 6% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+51.1) · D 23.6% · R 74.7% · Other 1.8%
• 2008→2024 swing: -15.3pp toward R · 2008: -35.8pp · 2024: -51.1pp
• All cycles: 2024: R+51.1 2020: R+50.2 2016: R+50.8 2012: R+41.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.85%
• Current HPI: 126.8212
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-6.0% since first listed

4 events — show timeline

• 2026-03-18 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-01-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-11-10 Price Changed $98,700 Heartland MLS as Distributed by MLS Grid
• 2025-10-14 Listed $105,000 Heartland MLS as Distributed by MLS Grid

Property tax history

-1.2%/yr

Latest (2025): $570 · +4.0% YoY. Source: county tax records.