118 W 6th St. St · Quinter, KS 67752

$130,000

4 bd · 2.0 ba · 1,098 sqft · SingleFamily public records · 93 Days on market

Built 1945 9,000 sqft lot

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Why this score? — see what drove the D- 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).

• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Appreciation +6.1/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Nice well maintained home comfortably situated in the heart of Quinter KS. 2 Bed 1 Bath on Main Floor with an additional 2 Non Conforming Bed and 1 Bath in the basement. You can tell this home was well taken care of and has plenty of additional potential. The fenced backyard is enhanced with a covered deck sitting area and two utility sheds as well as established flower beds. Access to the garage is convenient through an enclosed breezeway so you don`t have to get out in the weather. The basement has potential to be made into a separate apartment and the icing on the top is the large attic space that can be utilized for storage or made into a nice rec area for the kids. Great starter home or investment property. .. call Trevyn Wolf at 785.422.5155 to schedule your private showing. Uner Contract. Please bring back up offers!!!!

Key facts

• Cozy living room
• Classic ranch home
• Large attic space

Tags

• CLASSIC RANCH HOME
• COZY LIVING ROOM
• SEPARATE DINING AREA
• LARGE ATTIC SPACE
• FENCED BACKYARD
• COVERED DECK SITTING AREA

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential property
• Construction: Composition roof
• Exterior features: Covered patio/porch; Fenced yard

Interior

• Kitchen: Range; Oven; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Window coverings; Wood-burning fireplace; Full concrete basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (27.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (26.1% below list).
• Recommended offer: $94k (27.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 73/100 on livability (#98 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D-, amenities F, commute F.
• Quinter Public Schools (rural): math 40% / reading 50% proficiency, ranked #30 of 280 in KS (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Quinter Elem (math 27% / reading 37%, grade F, #423 of 684 statewide, top 66%, 188 students, 37% FRL); Quinter Jr-Sr High (math 17% / reading 32%, grade F, #105 of 327 statewide, top 49%, 136 students, 29% FRL).
• Zoned-school proficiency averages 28% at this address vs 45% district-wide (-17 pts) — the specific schools serving this property underperform the Quinter Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($899 loan paydown + $3k appreciation (2.2% local appreciation)).
• Gove County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 9, 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 93 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $64k; list at $130k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,013 (27.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.72%
• DSCR: 0.70
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.92×
• Total profit: $-2,963
• Equity at exit: $52,387

10-year hold

• IRR: 3.0%
• Equity multiple: 1.41×
• Total profit: $15,075
• Equity at exit: $76,300

Cash invested: $36,400 (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 67752

• Home prices YoY: 1.1%
• Active inventory: 6
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $961 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$227 /mo · $2,725/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $-204

Break-even live

Break-even rent $1,219

Max offer price $94,013

Occupancy floor —

Sensitivity live

Price	-10% $-130	-5% $-167	+0% $-204	+5% $-241	+10% $-277
Rent	-10% $-280	-5% $-242	+0% $-204	+5% $-166	+10% $-128
Rate	-1.0pp $-138	-0.5pp $-171	base $-204	+0.5pp $-237	+1.0pp $-272

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $130,000 Active 93 DOM
2. 2026-06-21
   days on market $130,000 Active 92 DOM
3. 2026-06-18
   days on market $130,000 Active 90 DOM
4. 2026-06-17
   days on market $130,000 Active 89 DOM
5. 2026-06-16
   days on market $130,000 Active 88 DOM
6. 2026-06-15
   days on market $130,000 Active 87 DOM
7. 2026-06-13
   days on market $130,000 Active 85 DOM
8. 2026-06-12
   days on market $130,000 Active 84 DOM
9. 2026-06-09
   days on market $130,000 Active 81 DOM
10. 2026-06-08
    days on market $130,000 Active 80 DOM
11. 2026-06-07
    days on market $130,000 Active 79 DOM
12. 2026-06-05
    days on market $130,000 Active 77 DOM
13. 2026-06-04
    days on market $130,000 Active 75 DOM
14. 2026-06-02
    days on market $130,000 Active 74 DOM
15. 2026-06-01
    days on market $130,000 Active 73 DOM
16. 2026-05-31
    days on market $130,000 Active 72 DOM
17. 2026-05-31
    days on market $130,000 Active 71 DOM
18. 2026-03-20
    listed $130,000 Active
19. 2023-08-23
    soldstatus Closed 838-char remark

    Show marketing remark (838 chars)

    Nice well maintained home comfortably situated in the heart of Quinter KS. 2 Bed 1 Bath on Main Floor with an additional 2 Non Conforming Bed and 1 Bath in the basement. You can tell this home was well taken care of and has plenty of additional potential. The fenced backyard is enhanced with a covered deck sitting area and two utility sheds as well as established flower beds. Access to the garage is convenient through an enclosed breezeway so you don`t have to get out in the weather. The basement has potential to be made into a separate apartment and the icing on the top is the large attic space that can be utilized for storage or made into a nice rec area for the kids. Great starter home or investment property. .. call Trevyn Wolf at 785.422.5155 to schedule your private showing. Uner Contract. Please bring back up offers!!!!

20. 2023-08-17
    status Pending 838-char remark

    Show marketing remark (838 chars)

    Nice well maintained home comfortably situated in the heart of Quinter KS. 2 Bed 1 Bath on Main Floor with an additional 2 Non Conforming Bed and 1 Bath in the basement. You can tell this home was well taken care of and has plenty of additional potential. The fenced backyard is enhanced with a covered deck sitting area and two utility sheds as well as established flower beds. Access to the garage is convenient through an enclosed breezeway so you don`t have to get out in the weather. The basement has potential to be made into a separate apartment and the icing on the top is the large attic space that can be utilized for storage or made into a nice rec area for the kids. Great starter home or investment property. .. call Trevyn Wolf at 785.422.5155 to schedule your private showing. Uner Contract. Please bring back up offers!!!!

21. 2023-07-28
    historical Active Under Contract 838-char remark

    Show marketing remark (838 chars)

    Nice well maintained home comfortably situated in the heart of Quinter KS. 2 Bed 1 Bath on Main Floor with an additional 2 Non Conforming Bed and 1 Bath in the basement. You can tell this home was well taken care of and has plenty of additional potential. The fenced backyard is enhanced with a covered deck sitting area and two utility sheds as well as established flower beds. Access to the garage is convenient through an enclosed breezeway so you don`t have to get out in the weather. The basement has potential to be made into a separate apartment and the icing on the top is the large attic space that can be utilized for storage or made into a nice rec area for the kids. Great starter home or investment property. .. call Trevyn Wolf at 785.422.5155 to schedule your private showing. Uner Contract. Please bring back up offers!!!!

22. 2023-07-26
    listed $115,000 Active 838-char remark

    Show marketing remark (838 chars)

    Nice well maintained home comfortably situated in the heart of Quinter KS. 2 Bed 1 Bath on Main Floor with an additional 2 Non Conforming Bed and 1 Bath in the basement. You can tell this home was well taken care of and has plenty of additional potential. The fenced backyard is enhanced with a covered deck sitting area and two utility sheds as well as established flower beds. Access to the garage is convenient through an enclosed breezeway so you don`t have to get out in the weather. The basement has potential to be made into a separate apartment and the icing on the top is the large attic space that can be utilized for storage or made into a nice rec area for the kids. Great starter home or investment property. .. call Trevyn Wolf at 785.422.5155 to schedule your private showing. Uner Contract. Please bring back up offers!!!!

23. 2006-03-01
    soldstatus $64,000
24. 2006-03-01
    soldstatus $64,000

ⓘ 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: $2,725 · $227/mo
• Projected year-2 tax: $2,725 · $227/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 16 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: $11,534
• − Mortgage interest: −$7,282
• − Property taxes: −$2,725
• − Insurance: −$650
• − Repairs & maintenance: −$923
• − Management: −$923
• − Depreciation: −$3,782
• Taxable loss: −$4,751
• Est. tax savings @ 24.0%: +$1,140
• After-tax cash flow: $-1,304/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: Quinter Public Schools
• NCES district ID: 2010950
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $45,133
• Composite: 40.38/100
• National rank: #7744
• State rank: #30 of 280 in KS

Livability — Quinter

• Score: 73/100
• State rank: #98
• US rank: #5609

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quinter, KS
• Population (ZIP): 1,603

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 5% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Serbian 4% Scotch-Irish 2%
• Foreign-born: 1% · Canada

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: ▲ 2.16%
• Current HPI: 199.6207
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+103.1% since first listed

7 events — show timeline

• 2026-03-20 Listed $130,000 Hays MLS
• 2023-08-23 Sold (MLS) — Hays MLS
• 2023-08-17 Pending — Hays MLS
• 2023-07-28 Contingent — Hays MLS
• 2023-07-26 Listed $115,000 Hays MLS
• 2006-03-01 Sold (Public Records) $64,000 Public Records
• 2006-03-01 Sold (Public Records) $64,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,725 · +4.6% YoY. Source: county tax records.