508 S Sinnet St · Girard, KS 66743

$99,900

3 bd · 1.5 ba · 1,610 sqft · SingleFamily public records · 30 Days on market

Built 1980 0.45 ac lot Est $150k · 33% under

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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 +19.7/30.0
• ARV discount +15.0/15.0
• Appreciation +6.8/10.0
• DSCR +6.2/10.0
• 1% rule +5.6/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.45 acre lot
• Garage
• Built 1980

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One-story (Ranch)
• Construction: Vinyl siding; Composition roof; Estimated age: 41–50 years
• Exterior features: Lot measures approximately 64.5 x 304 feet; Not in a flood plain

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms (all on the first floor)
• Bathrooms: One full bathroom (on the first floor)
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Ranch floor plan; Crawl space basement; Seven total rooms including living and dining areas

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#185 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, schools D+, amenities F.
• Girard (town): math 32% / reading 44% proficiency, ranked #44 of 169 in KS (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 65 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $4k appreciation (3.7% local appreciation)).
• At projected returns (3.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $149,730
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Josie St	0.15mi	2/1.0 (-1)	1,518 (-6%)	21mo	$165,000	$109	58
200 W Lexington St	0.69mi	3/2.0	1,719 (+7%)	3mo	$245,000	$143	52
415 S Cherokee St	0.39mi	3/2.0	1,837 (+14%)	10mo	$19,000	$10	48
820 S Ozark St	0.57mi	3/2.0	1,782 (+11%)	8mo	$165,000	$93	47
510 S Carbon St	0.72mi	3/2.0	1,456 (-10%)	20mo	$110,000	$76	32
615 S Summit St	0.58mi	4/2.0 (+1)	1,797 (+12%)	18mo	$135,000	$75	32
108 W Buffalo St	0.66mi	2/1.0 (-1)	1,376 (-14%)	10mo	$135,000	$98	30

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

Projected returns pro-forma

3.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.83×
• Total profit: $23,154
• Equity at exit: $48,847

10-year hold

• IRR: 15.4%
• Equity multiple: 3.42×
• Total profit: $67,684
• Equity at exit: $78,488

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 66743

• Home prices YoY: 1.9%
• Active inventory: 15
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$152 /mo · $1,818/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $116

Break-even live

Break-even rent $908

Max offer price $99,900

Occupancy floor 84%

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 19 events

1. 2026-06-19
   days on market $99,900 Active 30 DOM
2. 2026-06-18
   days on market $99,900 Active 29 DOM
3. 2026-06-17
   days on market $99,900 Active 28 DOM
4. 2026-06-16
   days on market $99,900 Active 27 DOM
5. 2026-06-15
   days on market $99,900 Active 26 DOM
6. 2026-06-14
   days on market $99,900 Active 24 DOM
7. 2026-06-12
   days on market $99,900 Active 23 DOM
8. 2026-06-09
   days on market $99,900 Active 20 DOM
9. 2026-06-08
   pricedays on market $99,900 Active 19 DOM
10. 2026-06-07
    days on market $114,900 Active 18 DOM
11. 2026-06-05
    days on market $114,900 Active 16 DOM
12. 2026-06-03
    days on market $114,900 Active 14 DOM
13. 2026-06-02
    days on market $114,900 Active 13 DOM
14. 2026-06-01
    days on market $114,900 Active 12 DOM
15. 2026-05-31
    days on market $114,900 Active 11 DOM
16. 2026-05-30
    days on market $114,900 Active 10 DOM
17. 2026-05-20
    listed $114,900 Active
18. 2003-07-01
    soldstatus $70,000
19. 1996-10-01
    soldstatus $58,500

ⓘ 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: $1,818 · $152/mo
• Projected year-2 tax: $1,818 · $152/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,655
• − Mortgage interest: −$5,596
• − Property taxes: −$1,818
• − Insurance: −$500
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$2,906
• Taxable loss: −$189
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $1,439/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: Girard
• NCES district ID: 2006480
• Math proficiency: 32% ▲ 2.00%
• Reading proficiency: 44% ▲ 4.00%
• Median HH income: $44,262
• Composite: 32.24/100
• National rank: #5769
• State rank: #44 of 169 in KS

Livability — Girard

• Score: 69/100
• State rank: #185
• US rank: #8485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Girard, KS
• Population (ZIP): 4,384

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,393 people
• By 2030: 39,540 · +0.4%
• By 2040: 39,452 · +0.1%
• By 2050: 39,188 · -0.5%
• By 2075: 39,038 · -0.9%
• By 2100: 38,219 · -3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Lithuanian 4% Slovak 3% Italian 3%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Crawford

• 2024 margin: Strong R (+25.3) · D 36.5% · R 61.7% · Other 1.8%
• 2008→2024 swing: -26.7pp toward R · 2008: 1.4pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+23.1 2016: R+23.1 2012: R+6.5 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.69%
• Current HPI: 196.0003
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+96.4% since first listed

3 events — show timeline

• 2026-05-20 Listed $114,900 Heartland MLS as Distributed by MLS Grid
• 2003-07-01 Sold (Public Records) $70,000 Public Records
• 1996-10-01 Sold (Public Records) $58,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,818 · +7.9% YoY. Source: county tax records.