212 Highland Ave · Columbus, KS 66725

$115,000

4 bd · 1.0 ba · 1,690 sqft · SingleFamily public records · 165 Days on market

Built 1920 0.70 ac lot Est $125k · 8% 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 +22.9/30.0
• ARV discount +11.1/15.0
• DSCR +7.3/10.0
• 1% rule +5.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This two-story, four-bedroom home offers so much space inside and outside. Some upgrades include the new windows, wiring, siding, insulation, gutters, second sump pump, and a sewer line to the meter less than five years ago. It has two bedrooms upstairs and two more on the main level. Check out that walk-in closet in the primary bedroom. The living & dining are perfect for entertaining. Some perks include a 12x24 mud room, that holds the utility room/closet with a storage caddy in the wall, storage & built-ins on every level as well as in the basement. You can park your RV on the pad outback and plug it in. The yard is very spacious and is next to the Highland Elementary School. There is a garage that could use some TLC. Showings have limited daytime hours so please give 24 hrs notice.

Key facts

• 0.7 acre lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 5.4% in Columbus — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#96 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: amenities F, commute F, employment D-.
• Columbus (town): math 22% / reading 35% proficiency, ranked #120 of 169 in KS (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Park Elem (201 students, 63% FRL); Central Elem (math 21% / reading 38%, grade F, #72 of 219 statewide, top 38%, 188 students, 61% FRL); Columbus Junior High And High School (math 8% / reading 32%, grade F, #198 of 327 statewide, top 66%, 423 students, 49% FRL).
• Market conditions: 40 active listings in the ZIP; 17 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cherokee County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $115k implies a 342% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 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 1920 — 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: 1.08% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $125,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Highland Ave	0.00mi	4/1.0	1,696 (+0%)	1mo	$115,000	$68	99
425 N Idaho Ave	0.20mi	4/2.0	1,732 (+2%)	0mo	$200,000	$115	82
319 N Highland Ave	0.04mi	3/2.0 (-1)	1,736 (+3%)	16mo	$129,000	$74	71
709 W Walnut St	0.05mi	3/1.0 (-1)	1,784 (+6%)	16mo	$79,000	$44	70
1420 W Oak Ter	0.48mi	4/2.0	1,729 (+2%)	2mo	$235,000	$136	68
507 N Vermont Ave	0.29mi	3/2.0 (-1)	1,653 (-2%)	11mo	$185,000	$112	65
535 W Maple St	0.17mi	3/2.0 (-1)	1,564 (-8%)	9mo	$139,000	$89	63
219 N Florida Ave	0.28mi	3/1.0 (-1)	1,653 (-2%)	19mo	$120,000	$73	63
135 Parmenter Ave	0.24mi	4/1.5	1,820 (+8%)	15mo	$65,000	$36	62
423 S Minnesota Ave	0.54mi	3/1.0 (-1)	1,660 (-2%)	11mo	$54,000	$33	58
405 Sunset Ave	0.30mi	3/2.0 (-1)	1,560 (-8%)	16mo	$125,000	$80	51
201 Washington Ave	0.32mi	3/2.0 (-1)	1,873 (+11%)	9mo	$95,000	$51	51

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

Projected returns pro-forma

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

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-5,823
• Equity at exit: $17,147

10-year hold

• IRR: 4.8%
• Equity multiple: 1.36×
• Total profit: $11,451
• Equity at exit: $9,943

Cash invested: $32,200 (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 66725

• Home prices YoY: -11.7%
• Active inventory: 40
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$128 /mo · $1,534/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $201

Break-even live

Break-even rent $986

Max offer price $115,000

Occupancy floor 79%

Sensitivity live

Price	-10% $266	-5% $234	+0% $201	+5% $168	+10% $136
Rent	-10% $103	-5% $152	+0% $201	+5% $250	+10% $299
Rate	-1.0pp $259	-0.5pp $230	base $201	+0.5pp $171	+1.0pp $141

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-04-17
   status Pending
2. 2026-03-31
   price $115,000
3. 2026-03-31
   status Active
4. 2026-03-28
   historical
5. 2026-01-10
   price $120,000
6. 2025-10-31
   listed $125,000 Active
7. 2025-10-22
   historical
8. 2025-09-09
   price $125,000
9. 2025-07-07
   price $130,000
10. 2025-03-27
    listed $135,000 Active
11. 2023-06-30
    soldstatus 808-char remark

    Show marketing remark (808 chars)

    This two-story, four-bedroom home offers so much space inside and outside. Some upgrades include the new windows, wiring, siding, insulation, gutters, second sump pump, and a sewer line to the meter less than five years ago. It has two bedrooms upstairs and two more on the main level. Check out that walk-in closet in the primary bedroom. The living & dining are perfect for entertaining. Some perks include a 12x24 mud room, that holds the utility room/closet with a storage caddy in the wall, storage & built-ins on every level as well as in the basement. You can park your RV on the pad outback and plug it in. The yard is very spacious and is next to the Highland Elementary School. There is a garage that could use some TLC. Showings have limited daytime hours so please give 24 hrs notice.

12. 2023-06-30
    soldstatus Closed

    Show marketing remark (808 chars)

    This two-story, four-bedroom home offers so much space inside and outside. Some upgrades include the new windows, wiring, siding, insulation, gutters, second sump pump, and a sewer line to the meter less than five years ago. It has two bedrooms upstairs and two more on the main level. Check out that walk-in closet in the primary bedroom. The living & dining are perfect for entertaining. Some perks include a 12x24 mud room, that holds the utility room/closet with a storage caddy in the wall, storage & built-ins on every level as well as in the basement. You can park your RV on the pad outback and plug it in. The yard is very spacious and is next to the Highland Elementary School. There is a garage that could use some TLC. Showings have limited daytime hours so please give 24 hrs notice.

13. 2023-06-30
    soldstatus Closed

    Show marketing remark (808 chars)

    This two-story, four-bedroom home offers so much space inside and outside. Some upgrades include the new windows, wiring, siding, insulation, gutters, second sump pump, and a sewer line to the meter less than five years ago. It has two bedrooms upstairs and two more on the main level. Check out that walk-in closet in the primary bedroom. The living & dining are perfect for entertaining. Some perks include a 12x24 mud room, that holds the utility room/closet with a storage caddy in the wall, storage & built-ins on every level as well as in the basement. You can park your RV on the pad outback and plug it in. The yard is very spacious and is next to the Highland Elementary School. There is a garage that could use some TLC. Showings have limited daytime hours so please give 24 hrs notice.

14. 2023-06-21
    status Pending
15. 2023-06-10
    status Pending
16. 2023-05-09
    listed Active Under Contract
17. 2022-12-11
    listed $88,500 808-char remark

    Show marketing remark (808 chars)

    This two-story, four-bedroom home offers so much space inside and outside. Some upgrades include the new windows, wiring, siding, insulation, gutters, second sump pump, and a sewer line to the meter less than five years ago. It has two bedrooms upstairs and two more on the main level. Check out that walk-in closet in the primary bedroom. The living & dining are perfect for entertaining. Some perks include a 12x24 mud room, that holds the utility room/closet with a storage caddy in the wall, storage & built-ins on every level as well as in the basement. You can park your RV on the pad outback and plug it in. The yard is very spacious and is next to the Highland Elementary School. There is a garage that could use some TLC. Showings have limited daytime hours so please give 24 hrs notice.

18. 2022-12-11
    listed $88,500

    Show marketing remark (808 chars)

    This two-story, four-bedroom home offers so much space inside and outside. Some upgrades include the new windows, wiring, siding, insulation, gutters, second sump pump, and a sewer line to the meter less than five years ago. It has two bedrooms upstairs and two more on the main level. Check out that walk-in closet in the primary bedroom. The living & dining are perfect for entertaining. Some perks include a 12x24 mud room, that holds the utility room/closet with a storage caddy in the wall, storage & built-ins on every level as well as in the basement. You can park your RV on the pad outback and plug it in. The yard is very spacious and is next to the Highland Elementary School. There is a garage that could use some TLC. Showings have limited daytime hours so please give 24 hrs notice.

19. 2022-12-11
    listed $88,500

    Show marketing remark (808 chars)

    This two-story, four-bedroom home offers so much space inside and outside. Some upgrades include the new windows, wiring, siding, insulation, gutters, second sump pump, and a sewer line to the meter less than five years ago. It has two bedrooms upstairs and two more on the main level. Check out that walk-in closet in the primary bedroom. The living & dining are perfect for entertaining. Some perks include a 12x24 mud room, that holds the utility room/closet with a storage caddy in the wall, storage & built-ins on every level as well as in the basement. You can park your RV on the pad outback and plug it in. The yard is very spacious and is next to the Highland Elementary School. There is a garage that could use some TLC. Showings have limited daytime hours so please give 24 hrs notice.

20. 2016-12-07
    soldstatus
21. 2016-07-06
    listed $32,000
22. 2004-10-01
    soldstatus $26,000
23. 1991-03-01
    soldstatus

ⓘ 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: $1,534 · $128/mo
• Projected year-2 tax: $1,622 · $135/mo
• Expected delta: +$88/yr (+$7/mo · 5.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 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: $14,883
• − Mortgage interest: −$6,442
• − Property taxes: −$1,534
• − Insurance: −$575
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$3,345
• Taxable income: $606
• Est. tax owed @ 24.0%: −$145
• After-tax cash flow: $2,267/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: Columbus
• NCES district ID: 2005070
• Math proficiency: 22% ▼ -1.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $41,308
• Composite: 24.08/100
• National rank: #7756
• State rank: #120 of 169 in KS

Livability — Columbus

• Score: 73/100
• State rank: #96
• US rank: #5460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbus, KS
• Population (ZIP): 5,102

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 18,848 people
• By 2030: 17,862 · -5.2%
• By 2040: 15,850 · -15.9%
• By 2050: 13,915 · -26.2%
• By 2075: 10,102 · -46.4%
• By 2100: 6,977 · -63.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Black 2% Hispanic / Latino 2% Native American 1%
• Common ancestry: Italian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+52.9) · D 22.6% · R 75.5% · Other 1.9%
• 2008→2024 swing: -29.2pp toward R · 2008: -23.7pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+49.9 2016: R+48.4 2012: R+29.5 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.61%
• Current HPI: 216.89
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+342.3% since first listed

23 events — show timeline

• 2026-04-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $115,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-31 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-01-10 Price Changed $120,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-31 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-09-09 Price Changed $125,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-07 Price Changed $130,000 Heartland MLS as Distributed by MLS Grid
• 2025-03-27 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2023-06-30 Sold (MLS) — OGAR
• 2023-06-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-06-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-06-21 Pending — OGAR
• 2023-06-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-05-09 Listed — Heartland MLS as Distributed by MLS Grid
• 2022-12-11 Listed $88,500 OGAR
• 2022-12-11 Listed $88,500 Heartland MLS as Distributed by MLS Grid
• 2022-12-11 Listed $88,500 Heartland MLS as Distributed by MLS Grid
• 2016-12-07 Sold (MLS) — OGAR
• 2016-07-06 Listed $32,000 OGAR
• 2004-10-01 Sold (Public Records) $26,000 Public Records
• 1991-03-01 Sold (Public Records) — Public Records

Property tax history

+11.1%/yr

Latest (2025): $1,534 · +9.2% YoY. Source: county tax records.