1013 W 12th St · Goodland, KS 67735-2325

$64,900

3 bd · 2.0 ba · 2,165 sqft · SingleFamily public records · 315 Days on market

Built 1965 0.30 ac lot ↓ 44% since listing

---

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
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Key facts

• Sprawling ranch home
• Covered patio
• 0.3 acre lot

Tags

• SPRAWLING RANCH HOME
• COVERED PATIO

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Sewer available
• Home design: Onsite-built single-family home
• Construction: Crawl space foundation; Composition roof
• Exterior features: One level; Crawl space foundation; Composition roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Wall/window cooling units
• Interior features: Main-floor laundry; No basement
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#75 in KS, #4,359 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Goodland (town): math 29% / reading 26% proficiency, ranked #122 of 169 in KS (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Goodland Virtual School (1 students, 0% FRL) — zoned schools average 0% FRL vs 39% district-wide (39 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.0% local appreciation)).
• Sherman County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 315 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $52k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 315 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 1965 — 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. 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: 1.95% ✓
• Cap rate: 16.50%
• Cash-on-cash: 36.45%
• DSCR: 2.62
• GRM: 4.3

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: 42.1%
• Equity multiple: 3.37×
• Total profit: $42,993
• Equity at exit: $29,182

10-year hold

• IRR: 41.9%
• Equity multiple: 6.71×
• Total profit: $103,817
• Equity at exit: $44,973

Cash invested: $18,172 (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 67735-2325

• Active inventory: 1
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $552

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 51%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-04
   status Pending
2. 2026-03-17
   status Active
3. 2026-03-17
   historical
4. 2026-03-10
   price $64,900
5. 2026-01-17
   status Active
6. 2026-01-17
   price $74,900
7. 2025-12-31
   historical
8. 2025-11-18
   price $89,900
9. 2025-09-30
   price $102,900
10. 2025-08-22
    price $104,900
11. 2025-07-23
    price $109,900
12. 2025-06-05
    listed $116,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,197
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$1,888
• Taxable income: $5,944
• Est. tax owed @ 24.0%: −$1,427
• After-tax cash flow: $5,197/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: Goodland
• NCES district ID: 2006580
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 26% ▼ -12.00%
• Median HH income: $43,456
• Composite: 23.53/100
• National rank: #7864
• State rank: #122 of 169 in KS

Livability — Goodland

• Score: 75/100
• State rank: #75
• US rank: #4359

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goodland, KS

Population outlook (Sherman County) Hauer SSP2

• Today (2025): 5,953 people
• By 2030: 5,971 · +0.3%
• By 2040: 6,051 · +1.6%
• By 2050: 6,190 · +4.0%
• By 2075: 7,053 · +18.5%
• By 2100: 7,708 · +29.5%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

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

Price history

-44.5% since first listed

12 events — show timeline

• 2026-05-04 Pending — SCKMLS as Distributed by MLS Grid
• 2026-03-17 Relisted — SCKMLS as Distributed by MLS Grid
• 2026-03-17 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $64,900 SCKMLS as Distributed by MLS Grid
• 2026-01-17 Relisted — SCKMLS as Distributed by MLS Grid
• 2026-01-17 Price Changed $74,900 SCKMLS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2025-11-18 Price Changed $89,900 SCKMLS as Distributed by MLS Grid
• 2025-09-30 Price Changed $102,900 SCKMLS as Distributed by MLS Grid
• 2025-08-22 Price Changed $104,900 SCKMLS as Distributed by MLS Grid
• 2025-07-23 Price Changed $109,900 SCKMLS as Distributed by MLS Grid
• 2025-06-05 Listed $116,900 SCKMLS as Distributed by MLS Grid

Property tax history

+7.4%/yr

Latest (2025): $3,669 · -11.6% YoY. Source: county tax records.