908 Maple St · Gypsum, KS 67448

$102,900

2 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 8 Days on market

Built 1911 10,454 sqft lot

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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 +17.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +5.5/10.0
• 1% rule +4.3/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Double carport
• Main floor laundry
• Storage shed

Tags

• HUGE LOT
• DOUBLE CARPORT
• STORAGE SHED
• FULL BASEMENT
• MAIN FLOOR LAUNDRY

Property features AI

Exterior

• Utilities: Natural gas available
• Home design: Single-family onsite built
• Construction: Composition roof; Partial foundation (walk-out below grade)
• Exterior features: One-story layout; Storm door(s); Partial foundation with walk-out below grade and no basement windows; Composition roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Unfinished basement
• Laundry & utility: Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $79 ($946/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (7.3% below list).
• Recommended offer: $95k (7.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#246 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Southeast Of Saline (rural): math 32% / reading 46% proficiency, ranked #30 of 169 in KS (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Southeast Saline Elem (math 32% / reading 52%, grade F, #273 of 684 statewide, top 45%, 352 students, 26% FRL); Southeast Saline High (math 32% / reading 37%, grade F, #32 of 327 statewide, top 13%, 339 students, 28% FRL).
• Market conditions: 8 active listings in the ZIP; 293 units permitted in Saline County in 2024 (186 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($711 loan paydown + $3k appreciation (3.0% local appreciation)).
• Saline County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.
• 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,372 (7.3% below list)

Questions for the listing agent

1. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
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: 0.93% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.60×
• Total profit: $17,174
• Equity at exit: $46,018

10-year hold

• IRR: 12.7%
• Equity multiple: 2.89×
• Total profit: $54,397
• Equity at exit: $70,726

Cash invested: $28,812 (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 67448

• Home prices YoY: 1.7%
• Active inventory: 8
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $954 medium
• Mortgage (P&I): −$540
• Tax from tax record: −$92 /mo · $1,105/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $79

Break-even live

Break-even rent $854

Max offer price $102,900

Occupancy floor 87%

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: $25,725
• Closing costs: $3,087
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $102,900 Active 8 DOM
2. 2026-06-18
   days on market $102,900 Active 7 DOM
3. 2026-06-17
   days on market $102,900 Active 6 DOM
4. 2026-06-16
   days on market $102,900 Active 5 DOM
5. 2026-06-15
   days on market $102,900 Active 4 DOM
6. 2026-06-14
   days on market $102,900 Active 2 DOM
7. 2026-06-12
   listed $102,900 Active 1 DOM

ⓘ 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: $1,105 · $92/mo
• Projected year-2 tax: $1,451 · $121/mo
• Expected delta: +$346/yr (+$29/mo · 31.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 17 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: $11,445
• − Mortgage interest: −$5,764
• − Property taxes: −$1,105
• − Insurance: −$514
• − Repairs & maintenance: −$916
• − Management: −$916
• − Depreciation: −$2,993
• Taxable loss: −$764
• Est. tax savings @ 24.0%: +$183
• After-tax cash flow: $1,129/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: Southeast Of Saline
• NCES district ID: 2000001
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 46% ▲ 8.00%
• Median HH income: $60,069
• Composite: 34.57/100
• National rank: #5168
• State rank: #30 of 169 in KS

Livability — Gypsum

• Score: 67/100
• State rank: #246
• US rank: #10961

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gypsum, KS
• Population (ZIP): 1,123

Population outlook (Saline County) Hauer SSP2

• Today (2025): 55,099 people
• By 2030: 54,446 · -1.2%
• By 2040: 52,572 · -4.6%
• By 2050: 50,362 · -8.6%
• By 2075: 45,522 · -17.4%
• By 2100: 40,059 · -27.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Portuguese 3% Slovak 3% Lithuanian 2%
• Foreign-born: 0%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+31.6) · D 33.3% · R 64.9% · Other 1.8%
• 2008→2024 swing: -5.3pp toward R · 2008: -26.2pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+30.5 2016: R+34.3 2012: R+32.2 2008: R+26.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.96%
• Current HPI: 178.4887
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

5 events — show timeline

• 2026-06-10 Listed $102,900 SCKMLS as Distributed by MLS Grid
• 2024-05-01 Sold (Public Records) — Public Records
• 2024-05-01 Sold (Public Records) — Public Records
• 2022-12-12 Sold (Public Records) — Public Records
• 1990-05-01 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,105 · +18.9% YoY. Source: county tax records.