923 Main St · Stockton, KS 67669

$50,000

5 bd · 2.0 ba · 1,545 sqft · SingleFamily public records · 183 Days on market

Built 1906 8,950 sqft 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
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Key facts

• Hardwood floors
• 8,950 sq ft lot
• Built 1906

Tags

• HARDWOOD FLOORS
• LARGE WELCOMING FRONT PORCH
• DETACHED ONE-CAR GARAGE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story residential home; Zoned NC.1 / R-1
• Construction: Wood siding construction
• Exterior features: Covered patio/porch

Interior

• Bedrooms: 2 bedrooms on the main level
• Heating & cooling: Window unit cooling
• Interior features: Disposal; 8 total rooms

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#121 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools F, amenities F.
• Stockton (rural): math 10% / reading 25% proficiency, ranked #275 of 280 in KS (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP; 3 units permitted in Rooks County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($346 loan paydown + $3k appreciation (6.7% local appreciation)).
• At projected returns (6.7% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $50k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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 1906 — 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: 2.58% ✓
• Cap rate: 22.46%
• Cash-on-cash: 57.74%
• DSCR: 3.57
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 66.7%
• Equity multiple: 5.25×
• Total profit: $59,473
• Equity at exit: $33,676

10-year hold

• IRR: 63.1%
• Equity multiple: 11.07×
• Total profit: $140,912
• Equity at exit: $63,108

Cash invested: $14,000 (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 67669

• Home prices YoY: 3.8%
• Active inventory: 6
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $674

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 43%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $50,000 Active 183 DOM
2. 2026-06-17
   days on market $50,000 Active 182 DOM
3. 2026-06-16
   days on market $50,000 Active 181 DOM
4. 2026-06-15
   days on market $50,000 Active 180 DOM
5. 2026-06-13
   days on market $50,000 Active 178 DOM
6. 2026-06-12
   days on market $50,000 Active 177 DOM
7. 2026-06-09
   days on market $50,000 Active 174 DOM
8. 2026-06-08
   days on market $50,000 Active 173 DOM
9. 2026-06-07
   days on market $50,000 Active 172 DOM
10. 2026-06-05
    days on market $50,000 Active 170 DOM
11. 2026-06-04
    days on market $50,000 Active 168 DOM
12. 2026-06-02
    days on market $50,000 Active 167 DOM
13. 2026-06-01
    days on market $50,000 Active 166 DOM
14. 2026-05-31
    days on market $50,000 Active 165 DOM
15. 2026-05-31
    days on market $50,000 Active 164 DOM
16. 2026-05-06
    price $50,000
17. 2026-03-24
    price $55,000
18. 2025-12-17
    listed $60,000 Active
19. 2006-09-01
    soldstatus $20,000
20. 2002-01-01
    soldstatus $15,000
21. 1994-09-01
    soldstatus $17,500

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°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: $15,482
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$1,455
• Taxable income: $7,749
• Est. tax owed @ 24.0%: −$1,860
• After-tax cash flow: $6,224/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: Stockton
• NCES district ID: 2012060
• Math proficiency: 10% ▼ -15.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $39,672
• Composite: 18.17/100
• National rank: #14072
• State rank: #275 of 280 in KS

Livability — Stockton

• Score: 72/100
• State rank: #121
• US rank: #6357

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stockton, KS
• Population (ZIP): 1,815

Population outlook (Rooks County) Hauer SSP2

• Today (2025): 5,196 people
• By 2030: 5,218 · +0.4%
• By 2040: 5,216 · +0.4%
• By 2050: 5,171 · -0.5%
• By 2075: 5,171 · -0.5%
• By 2100: 4,713 · -9.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 2% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 0% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Rooks

• 2024 margin: Solid R (+71.2) · D 13.8% · R 85.0% · Other 1.3%
• 2008→2024 swing: -9.4pp toward R · 2008: -61.8pp · 2024: -71.2pp
• All cycles: 2024: R+71.2 2020: R+73.7 2016: R+72.6 2012: R+67.1 2008: R+61.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.70%
• Current HPI: 181.7133
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+185.7% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $50,000 Hays MLS
• 2026-03-24 Price Changed $55,000 Hays MLS
• 2025-12-17 Listed $60,000 Hays MLS
• 2006-09-01 Sold (Public Records) $20,000 Public Records
• 2002-01-01 Sold (Public Records) $15,000 Public Records
• 1994-09-01 Sold (Public Records) $17,500 Public Records