113 N Birch St · Hillsboro, KS 67063

$59,000

5 bd · 1.0 ba · 1,868 sqft · SingleFamily public records · 194 Days on market

Built 1900 0.41 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
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• New kitchen
• Updated wiring
• New bathroom

Tags

• UPDATED WIRING
• UPDATED PLUMBING
• REDONE ROOF
• NEW KITCHEN
• NEW BATHROOM
• LARGE CLOSET

Property features AI

Exterior

• Utilities: Public utilities; Natural gas available
• Home design: Single-family onsite built property
• Construction: Cellar foundation
• Exterior features: One and a half story lot/structure; Composition roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Floor furnace and forced air heating; Central air conditioning
• Interior features: Cellar basement
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#26 in KS, #2,407 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities D, commute F.
• Durham-Hillsboro-Lehigh (town): math 47% / reading 45% proficiency, ranked #16 of 169 in KS (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hillsboro Elem (math 52% / reading 52%, grade C-, #131 of 684 statewide, top 23%, 313 students, 49% FRL); Hillsboro Middle/High School (math 42% / reading 42%, grade F, #12 of 327 statewide, top 5%, 327 students, 36% FRL).
• Market conditions: 14 active listings in the ZIP; 25 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marion County population projected at -17% 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $13k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $59k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 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 1900 — 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. 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.
6. 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.
7. 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: 1.83% ✓
• Cap rate: 14.51%
• Cash-on-cash: 29.33%
• DSCR: 2.30
• GRM: 4.6

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: 23.8%
• Equity multiple: 1.98×
• Total profit: $16,196
• Equity at exit: $8,797

10-year hold

• IRR: 31.7%
• Equity multiple: 3.87×
• Total profit: $47,384
• Equity at exit: $5,101

Cash invested: $16,520 (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 67063

• Home prices YoY: -4.9%
• Active inventory: 14
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$114 /mo · $1,369/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $404

Break-even live

Break-even rent $567

Max offer price $59,000

Occupancy floor 58%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-09
   status $59,000 Pending 194 DOM
2. 2026-06-08
   days on market $59,000 Active 194 DOM
3. 2026-06-07
   days on market $59,000 Active 193 DOM
4. 2026-06-05
   days on market $59,000 Active 191 DOM
5. 2026-06-04
   days on market $59,000 Active 189 DOM
6. 2026-06-02
   days on market $59,000 Active 188 DOM
7. 2026-06-01
   days on market $59,000 Active 187 DOM
8. 2026-05-31
   days on market $59,000 Active 186 DOM
9. 2026-05-31
   days on market $59,000 Active 185 DOM
10. 2026-05-03
    status Active
11. 2026-04-21
    status Pending
12. 2026-02-24
    status Active
13. 2026-02-09
    status Pending
14. 2026-01-21
    price $59,000
15. 2026-01-13
    price $69,000
16. 2025-10-31
    listed $72,000 Active
17. 2010-11-03
    historical
18. 2010-09-15
    listed $59,900
19. 2006-01-01
    soldstatus $30,000

ⓘ 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: $1,369 · $114/mo
• Projected year-2 tax: $1,369 · $114/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,939
• − Mortgage interest: −$3,305
• − Property taxes: −$1,369
• − Insurance: −$295
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$1,716
• Taxable income: $4,184
• Est. tax owed @ 24.0%: −$1,004
• After-tax cash flow: $3,841/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: Durham-Hillsboro-Lehigh
• NCES district ID: 2007290
• Math proficiency: 47% ▲ 1.00%
• Reading proficiency: 45% ▼ -2.00%
• Median HH income: $50,353
• Composite: 39.52/100
• National rank: #3946
• State rank: #16 of 169 in KS

Livability — Hillsboro

• Score: 78/100
• State rank: #26
• US rank: #2407

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hillsboro, KS
• Population (ZIP): 3,546

Population outlook (Marion County) Hauer SSP2

• Today (2025): 11,315 people
• By 2030: 10,852 · -4.1%
• By 2040: 9,989 · -11.7%
• By 2050: 9,375 · -17.1%
• By 2075: 8,969 · -20.7%
• By 2100: 9,019 · -20.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Black 3%
• Common ancestry: Iranian 3% Scotch-Irish 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+49.1) · D 24.3% · R 73.5% · Other 2.2%
• 2008→2024 swing: -10.2pp toward R · 2008: -38.9pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+48.8 2016: R+50.3 2012: R+46.5 2008: R+38.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.84%
• Current HPI: 211.5049
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+96.7% since first listed

10 events — show timeline

• 2026-05-03 Relisted — SCKMLS as Distributed by MLS Grid
• 2026-04-21 Pending — SCKMLS as Distributed by MLS Grid
• 2026-02-24 Relisted — SCKMLS as Distributed by MLS Grid
• 2026-02-09 Pending — SCKMLS as Distributed by MLS Grid
• 2026-01-21 Price Changed $59,000 SCKMLS as Distributed by MLS Grid
• 2026-01-13 Price Changed $69,000 SCKMLS as Distributed by MLS Grid
• 2025-10-31 Listed $72,000 SCKMLS as Distributed by MLS Grid
• 2010-11-03 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2010-09-15 Listed $59,900 SCKMLS as Distributed by MLS Grid
• 2006-01-01 Sold (Public Records) $30,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,369 · +12.1% YoY. Source: county tax records.