505 W 5th St · Woodbine, KS 67492

$72,500

2 bd · 1.5 ba · 866 sqft · SingleFamily public records · 21 Days on market

Built 1920 0.48 ac lot

---

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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Appreciation +6.0/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Half an acre
• 0.48 acre lot
• 2 garage spots

Tags

• HALF AN ACRE
• SHORT DRIVE TO JUNCTION CITY
• SHORT DRIVE TO HERINGTON

Property features AI

Finance

• Financial info: Annual tax amount provided (financial details omitted per guidelines)

Exterior

• Parking: Detached 2-car garage
• Utilities: Gravel road access
• Home design: Single-family residence; Residential property
• Construction: Board & batten siding
• Exterior features: No exterior features listed; No fencing

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator; Dishwasher not listed
• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Washer and dryer included; Microwave, oven, range, and refrigerator included; Unfinished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($857 rent vs $72k).
• Recommended offer: $71k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#458 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, health & safety D+, schools F.
• Rural Vista (rural): math 30% / reading 30% proficiency, ranked #160 of 280 in KS (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 26 units permitted in Dickinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($501 loan paydown + $1k appreciation (2.0% local appreciation)).
• Dickinson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $72k implies a 130% 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: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,412 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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 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?
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: 1.18% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.97%
• DSCR: 1.53
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 1.88×
• Total profit: $17,784
• Equity at exit: $28,505

10-year hold

• IRR: 18.7%
• Equity multiple: 3.47×
• Total profit: $50,228
• Equity at exit: $40,979

Cash invested: $20,300 (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 67492

• Home prices YoY: 1.2%
• Active inventory: 4
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $857 medium
• Mortgage (P&I): −$380
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $203

Break-even live

Break-even rent $601

Max offer price $72,500

Occupancy floor 71%

Sensitivity live

Price	-10% $244	-5% $223	+0% $203	+5% $182	+10% $162
Rent	-10% $135	-5% $169	+0% $203	+5% $236	+10% $270
Rate	-1.0pp $239	-0.5pp $221	base $203	+0.5pp $184	+1.0pp $165

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-05
   statusdays on market $72,500 Pending 21 DOM
2. 2026-06-03
   days on market $72,500 Active 20 DOM
3. 2026-06-02
   days on market $72,500 Active 19 DOM
4. 2026-06-01
   days on market $72,500 Active 18 DOM
5. 2026-05-31
   days on market $72,500 Active 17 DOM
6. 2026-05-30
   days on market $72,500 Active 16 DOM
7. 2026-05-13
   listed $72,500 Active
8. 2000-09-01
   soldstatus $31,500
9. 1997-10-01
   soldstatus $16,500

ⓘ 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: $772 · $64/mo
• Projected year-2 tax: $1,022 · $85/mo
• Expected delta: +$251/yr (+$21/mo · 32.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $10,287
• − Mortgage interest: −$4,061
• − Property taxes: −$772
• − Insurance: −$362
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$2,109
• Taxable income: $1,337
• Est. tax owed @ 24.0%: −$321
• After-tax cash flow: $2,110/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: Rural Vista
• NCES district ID: 2007440
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $50,191
• Composite: 29.06/100
• National rank: #11901
• State rank: #160 of 280 in KS

Livability — Woodbine

• Score: 59/100
• State rank: #458
• US rank: #19692

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodbine, KS
• Population (ZIP): 179

Population outlook (Dickinson County) Hauer SSP2

• Today (2025): 18,727 people
• By 2030: 18,312 · -2.2%
• By 2040: 17,433 · -6.9%
• By 2050: 16,493 · -11.9%
• By 2075: 14,441 · -22.9%
• By 2100: 11,707 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 12% Two or more races 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Romanian 3% Serbian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Dickinson

• 2024 margin: Solid R (+55.0) · D 21.8% · R 76.7% · Other 1.5%
• 2008→2024 swing: -12.8pp toward R · 2008: -42.2pp · 2024: -55.0pp
• All cycles: 2024: R+55.0 2020: R+54.1 2016: R+54.0 2012: R+47.7 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.98%
• Current HPI: 167.516
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+339.4% since first listed

3 events — show timeline

• 2026-05-13 Listed $72,500 FHAOR as distributed by MLS GRID
• 2000-09-01 Sold (Public Records) $31,500 Public Records
• 1997-10-01 Sold (Public Records) $16,500 Public Records

Property tax history

-1.9%/yr

Latest (2025): $772 · +3.4% YoY. Source: county tax records.