200 S 3rd St · Arma, KS 66712

$59,000

3 bd · 2.0 ba · 1,781 sqft · SingleFamily public records · 34 Days on market

Built 1920 0.34 ac lot ↓ 13% since listing

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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
• Appreciation +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Large house that sits on a large lot with a great 2 car garage. Big kitchen. Needs some work but lots of good sized rooms add your own colors to make it your home. Lockbox is on the back handrail great location

Key facts

• Newer roof
• Upper loft
• Huge corner lot

Tags

• NEWER ROOF
• ADA ACCESSIBLE BATHROOM
• UPPER LOFT
• HUGE CORNER LOT
• DETACHED GARAGE

Property features AI

Finance

• Other: Approximately 1,781 above-grade living area (public records); Age described as 101 years or more
• HOA & community: No association fees

Exterior

• Parking: Detached garage (2 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 2-story floor plan
• Construction: Frame construction; Composition roof
• Exterior features: Lot approximately 150 x 100 feet; Not in a flood plain

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Window air conditioning units
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Laundry area off the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/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: $57k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#208 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Northeast (rural): math 18% / reading 22% proficiency, ranked #159 of 169 in KS (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Northeast Elem (math 21% / reading 25%, grade F, #567 of 684 statewide, top 83%, 341 students, 78% FRL); North East High (math 5% / reading 5%, grade F, #319 of 327 statewide, top 99%, 136 students, 65% FRL).
• Market conditions: 14 active listings in the ZIP; 65 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $221 of equity ($408 loan paydown + $-187 appreciation (-0.3% local appreciation)).
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.02% ✓
• Cap rate: 17.62%
• Cash-on-cash: 40.45%
• DSCR: 2.80
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $183,443
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 S 4th St	0.14mi	3/1.5	1,794 (+1%)	10mo	$170,000	$95	82
508 S Long Ave	0.27mi	3/2.0	1,800 (+1%)	14mo	$184,900	$103	74
108 S West St	0.41mi	3/1.0	1,792 (+1%)	6mo	$74,900	$42	71
708 E Washington St	0.18mi	3/2.0	1,664 (-7%)	13mo	$162,000	$97	70
202 S 8th St	0.57mi	3/2.0	1,762 (-1%)	8mo	$185,000	$105	65
612 N 4th St	0.54mi	3/2.0	1,826 (+2%)	9mo	$239,000	$131	63
609 S 4th St	0.38mi	4/2.0 (+1)	1,852 (+4%)	13mo	$89,900	$49	59
610 N West St	0.65mi	4/2.0 (+1)	1,700 (-4%)	7mo	$199,000	$117	51

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

Projected returns pro-forma

-0.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.0%
• Equity multiple: 2.99×
• Total profit: $32,875
• Equity at exit: $16,201

10-year hold

• IRR: 44.4%
• Equity multiple: 5.91×
• Total profit: $81,088
• Equity at exit: $18,747

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 66712

• Home prices YoY: -0.2%
• Active inventory: 14
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$52 /mo · $626/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $557

Break-even live

Break-even rent $489

Max offer price $59,000

Occupancy floor 48%

Sensitivity live

Price	-10% $590	-5% $574	+0% $557	+5% $540	+10% $524
Rent	-10% $463	-5% $510	+0% $557	+5% $604	+10% $651
Rate	-1.0pp $587	-0.5pp $572	base $557	+0.5pp $542	+1.0pp $526

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 21 events

1. 2026-06-08
   days on market $59,000 Active 34 DOM
2. 2026-06-07
   days on market $59,000 Active 33 DOM
3. 2026-06-05
   days on market $59,000 Active 31 DOM
4. 2026-06-03
   days on market $59,000 Active 29 DOM
5. 2026-06-02
   days on market $59,000 Active 28 DOM
6. 2026-06-01
   days on market $59,000 Active 27 DOM
7. 2026-05-31
   days on market $59,000 Active 26 DOM
8. 2026-05-30
   days on market $59,000 Active 25 DOM
9. 2026-05-05
   listed $59,000 Active
10. 2026-02-01
    historical
11. 2025-11-11
    price $62,500
12. 2025-10-21
    price $67,000
13. 2025-10-16
    price $73,000
14. 2025-10-01
    listed $75,000 Active
15. 2023-12-19
    soldstatus Closed 211-char remark

    Show marketing remark (211 chars)

    Large house that sits on a large lot with a great 2 car garage. Big kitchen. Needs some work but lots of good sized rooms add your own colors to make it your home. Lockbox is on the back handrail great location

16. 2023-12-19
    soldstatus

    Show marketing remark (211 chars)

    Large house that sits on a large lot with a great 2 car garage. Big kitchen. Needs some work but lots of good sized rooms add your own colors to make it your home. Lockbox is on the back handrail great location

17. 2023-12-08
    status Pending 211-char remark

    Show marketing remark (211 chars)

    Large house that sits on a large lot with a great 2 car garage. Big kitchen. Needs some work but lots of good sized rooms add your own colors to make it your home. Lockbox is on the back handrail great location

18. 2023-11-28
    price $54,500 211-char remark

    Show marketing remark (211 chars)

    Large house that sits on a large lot with a great 2 car garage. Big kitchen. Needs some work but lots of good sized rooms add your own colors to make it your home. Lockbox is on the back handrail great location

19. 2023-11-06
    price $59,500 211-char remark

    Show marketing remark (211 chars)

    Large house that sits on a large lot with a great 2 car garage. Big kitchen. Needs some work but lots of good sized rooms add your own colors to make it your home. Lockbox is on the back handrail great location

20. 2023-10-24
    price $62,500 211-char remark

    Show marketing remark (211 chars)

    Large house that sits on a large lot with a great 2 car garage. Big kitchen. Needs some work but lots of good sized rooms add your own colors to make it your home. Lockbox is on the back handrail great location

21. 2023-10-10
    listed $67,900 Active 211-char remark

    Show marketing remark (211 chars)

    Large house that sits on a large lot with a great 2 car garage. Big kitchen. Needs some work but lots of good sized rooms add your own colors to make it your home. Lockbox is on the back handrail great location

ⓘ 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: $626 · $52/mo
• Projected year-2 tax: $832 · $69/mo
• Expected delta: +$206/yr (+$17/mo · 32.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 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: $14,325
• − Mortgage interest: −$3,305
• − Property taxes: −$626
• − Insurance: −$295
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$1,716
• Taxable income: $6,091
• Est. tax owed @ 24.0%: −$1,462
• After-tax cash flow: $5,221/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: Northeast
• NCES district ID: 2003480
• Math proficiency: 18% ▼ -10.00%
• Reading proficiency: 22% ▼ -2.00%
• Median HH income: $35,724
• Composite: 16.53/100
• National rank: #9180
• State rank: #159 of 169 in KS

Livability — Arma

• Score: 68/100
• State rank: #208
• US rank: #9327

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arma, KS
• Population (ZIP): 1,471

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,393 people
• By 2030: 39,540 · +0.4%
• By 2040: 39,452 · +0.1%
• By 2050: 39,188 · -0.5%
• By 2075: 39,038 · -0.9%
• By 2100: 38,219 · -3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Lithuanian 6% Danish 2% Iranian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Crawford

• 2024 margin: Strong R (+25.3) · D 36.5% · R 61.7% · Other 1.8%
• 2008→2024 swing: -26.7pp toward R · 2008: 1.4pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+23.1 2016: R+23.1 2012: R+6.5 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.32%
• Current HPI: 154.0525
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-13.1% since first listed

13 events — show timeline

• 2026-05-05 Listed $59,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-01 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-11-11 Price Changed $62,500 Heartland MLS as Distributed by MLS Grid
• 2025-10-21 Price Changed $67,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-16 Price Changed $73,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-01 Listed $75,000 Heartland MLS as Distributed by MLS Grid
• 2023-12-19 Sold (Public Records) — Public Records
• 2023-12-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-12-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-11-28 Price Changed $54,500 Heartland MLS as Distributed by MLS Grid
• 2023-11-06 Price Changed $59,500 Heartland MLS as Distributed by MLS Grid
• 2023-10-24 Price Changed $62,500 Heartland MLS as Distributed by MLS Grid
• 2023-10-10 Listed $67,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.3%/yr

Latest (2025): $626 · +8.7% YoY. Source: county tax records.