521 Central Ave · Bluff City, KS 67018

$75,000

1 bd · 1.0 ba · 932 sqft · SingleFamily public records · 61 Days on market

Built 1907 1.80 ac lot

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Livability +1.8/5.0

Key facts

• 1.8 acre lot
• 2 garage spots
• Built 1907

Tags

• ABOUT 20 MILES WEST OF ANTHONY
• ACCESS TO NECESSITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($857 rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 35/100 on livability (#669 in KS) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Chaparral Schools (rural): math 29% / reading 29% proficiency, ranked #110 of 169 in KS (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Anthony Elem (math 42% / reading 42%, grade F, #273 of 684 statewide, top 45%, 210 students, 71% FRL); Chaparral Jr/Sr High (math 12% / reading 17%, grade F, #267 of 327 statewide, top 84%, 350 students, 64% FRL) — zoned schools average 68% FRL vs 52% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 6 units permitted in Harper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Harper County population projected at -14% 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $44k; list at $75k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — 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 F-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. 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: 1.14% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.77%
• DSCR: 1.52
• GRM: 7.3

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: 18.5%
• Equity multiple: 2.05×
• Total profit: $22,142
• Equity at exit: $33,723

10-year hold

• IRR: 19.8%
• Equity multiple: 3.88×
• Total profit: $60,421
• Equity at exit: $51,972

Cash invested: $21,000 (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 67018

• Active inventory: 1
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $857 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$47 /mo · $559/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $206

Break-even live

Break-even rent $596

Max offer price $75,000

Occupancy floor 71%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-22
   status Pending
2. 2026-02-20
   listed $75,000 Active
3. 2005-10-01
   soldstatus $43,700
4. 2005-10-01
   soldstatus $27,000

ⓘ 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: $559 · $47/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$499/yr (+$42/mo · 89.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,286
• − Mortgage interest: −$4,201
• − Property taxes: −$559
• − Insurance: −$375
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$2,182
• Taxable income: $1,324
• Est. tax owed @ 24.0%: −$318
• After-tax cash flow: $2,155/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: Chaparral Schools
• NCES district ID: 2003390
• Math proficiency: 29% ▼ -2.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $42,329
• Composite: 24.65/100
• National rank: #7624
• State rank: #110 of 169 in KS

Livability — Bluff City

• Score: 35/100
• State rank: #669
• US rank: #27722

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bluff City, KS
• Population (ZIP): 59

Population outlook (Harper County) Hauer SSP2

• Today (2025): 5,360 people
• By 2030: 5,133 · -4.2%
• By 2040: 4,802 · -10.4%
• By 2050: 4,589 · -14.4%
• By 2075: 4,239 · -20.9%
• By 2100: 3,881 · -27.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 8% Hungarian 7% Lithuanian 3%
• Languages at home: 93% English-only · Russian/Polish/Slavic 7%

Political lean MEDSL · Harper

• 2024 margin: Solid R (+64.0) · D 17.1% · R 81.1% · Other 1.8%
• 2008→2024 swing: -18.8pp toward R · 2008: -45.2pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+63.8 2016: R+62.2 2012: R+50.8 2008: R+45.2

Not yet ingested

• Civics: —

Market trends

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

Price history

+71.6% since first listed

4 events — show timeline

• 2026-04-22 Pending — SCKMLS as Distributed by MLS Grid
• 2026-02-20 Listed $75,000 SCKMLS as Distributed by MLS Grid
• 2005-10-01 Sold (Public Records) $27,000 Public Records
• 2005-10-01 Sold (Public Records) $43,700 Public Records

Property tax history

+7.2%/yr

Latest (2025): $559 · -16.5% YoY. Source: county tax records.