258 W 5th St · Hoisington, KS 67544

$70,000

2 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 22 Days on market

Built 1920

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Livability +4.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2 Bedroom, 1 Bath home has great space and is waiting for someone to add their special touch to make it their home. Many updates include a fresh coat of interior paint, vinyl windows, updated kitchen cabinets and countertops, and a new roof in 2018. A partial basement, single car detached garage and large backyard make this property even more appealing. Check it out!!!

Key facts

• Open concept
• Partial basement
• Garage

Tags

• PARTIAL BASEMENT
• OPEN CONCEPT
• NEWER KITCHEN APPLIANCES
• QUIET FRIENDLY NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#9 in KS, #1,205 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, commute F.
• Hoisington (town): math 34% / reading 32% proficiency, ranked #77 of 169 in KS (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 19 units permitted in Barton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($484 loan paydown + $4k appreciation (5.0% local appreciation)).
• Barton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($69k) 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.
• Current owner paid $32k; list at $70k implies a 115% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,950 (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. 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.
4. 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.
5. 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: 1.41% ✓
• Cap rate: 10.49%
• Cash-on-cash: 15.00%
• DSCR: 1.67
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.63×
• Total profit: $31,903
• Equity at exit: $39,793

10-year hold

• IRR: 25.0%
• Equity multiple: 5.23×
• Total profit: $83,003
• Equity at exit: $68,781

Cash invested: $19,600 (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 67544

• Home prices YoY: 2.8%
• Active inventory: 14
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$140 /mo · $1,682/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $245

Break-even live

Break-even rent $679

Max offer price $70,000

Occupancy floor 70%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-15
   days on market $70,000 Active 22 DOM
2. 2026-06-13
   days on market $70,000 Active 20 DOM
3. 2026-06-12
   days on market $70,000 Active 19 DOM
4. 2026-06-09
   days on market $70,000 Active 16 DOM
5. 2026-06-08
   days on market $70,000 Active 15 DOM
6. 2026-06-07
   days on market $70,000 Active 14 DOM
7. 2026-06-05
   days on market $70,000 Active 12 DOM
8. 2026-06-04
   days on market $70,000 Active 10 DOM
9. 2026-06-02
   days on market $70,000 Active 9 DOM
10. 2026-06-01
    days on market $70,000 Active 8 DOM
11. 2026-05-31
    days on market $70,000 Active 7 DOM
12. 2026-05-31
    days on market $70,000 Active 6 DOM
13. 2026-05-25
    listed $70,000 Active
14. 2024-10-01
    soldstatus Closed 376-char remark

    Show marketing remark (376 chars)

    This 2 Bedroom, 1 Bath home has great space and is waiting for someone to add their special touch to make it their home. Many updates include a fresh coat of interior paint, vinyl windows, updated kitchen cabinets and countertops, and a new roof in 2018. A partial basement, single car detached garage and large backyard make this property even more appealing. Check it out!!!

15. 2024-09-06
    status Pending 376-char remark

    Show marketing remark (376 chars)

    This 2 Bedroom, 1 Bath home has great space and is waiting for someone to add their special touch to make it their home. Many updates include a fresh coat of interior paint, vinyl windows, updated kitchen cabinets and countertops, and a new roof in 2018. A partial basement, single car detached garage and large backyard make this property even more appealing. Check it out!!!

16. 2024-04-24
    status Active 376-char remark

    Show marketing remark (376 chars)

    This 2 Bedroom, 1 Bath home has great space and is waiting for someone to add their special touch to make it their home. Many updates include a fresh coat of interior paint, vinyl windows, updated kitchen cabinets and countertops, and a new roof in 2018. A partial basement, single car detached garage and large backyard make this property even more appealing. Check it out!!!

17. 2024-04-02
    status Pending 376-char remark

    Show marketing remark (376 chars)

    This 2 Bedroom, 1 Bath home has great space and is waiting for someone to add their special touch to make it their home. Many updates include a fresh coat of interior paint, vinyl windows, updated kitchen cabinets and countertops, and a new roof in 2018. A partial basement, single car detached garage and large backyard make this property even more appealing. Check it out!!!

18. 2023-07-19
    listed $79,000 Active 376-char remark

    Show marketing remark (376 chars)

    This 2 Bedroom, 1 Bath home has great space and is waiting for someone to add their special touch to make it their home. Many updates include a fresh coat of interior paint, vinyl windows, updated kitchen cabinets and countertops, and a new roof in 2018. A partial basement, single car detached garage and large backyard make this property even more appealing. Check it out!!!

19. 2002-10-01
    soldstatus $32,500
20. 2001-05-01
    soldstatus
21. 1999-05-01
    soldstatus $15,000

ⓘ 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: $1,682 · $140/mo
• Projected year-2 tax: $1,682 · $140/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $11,870
• − Mortgage interest: −$3,921
• − Property taxes: −$1,682
• − Insurance: −$350
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$2,036
• Taxable income: $1,981
• Est. tax owed @ 24.0%: −$475
• After-tax cash flow: $2,465/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: Hoisington
• NCES district ID: 2007320
• Math proficiency: 34% ▼ -5.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $46,230
• Composite: 28.35/100
• National rank: #6774
• State rank: #77 of 169 in KS

Livability — Hoisington

• Score: 82/100
• State rank: #9
• US rank: #1205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoisington, KS
• Population (ZIP): 2,875

Population outlook (Barton County) Hauer SSP2

• Today (2025): 26,088 people
• By 2030: 25,418 · -2.6%
• By 2040: 24,010 · -8.0%
• By 2050: 22,719 · -12.9%
• By 2075: 20,690 · -20.7%
• By 2100: 18,869 · -27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 5% Black 2%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Barton

• 2024 margin: Solid R (+56.8) · D 20.9% · R 77.6% · Other 1.5%
• 2008→2024 swing: -13.4pp toward R · 2008: -43.3pp · 2024: -56.8pp
• All cycles: 2024: R+56.8 2020: R+56.4 2016: R+58.9 2012: R+53.6 2008: R+43.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.03%
• Current HPI: 185.61
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+366.7% since first listed

9 events — show timeline

• 2026-05-25 Listed $70,000 FSBO.com
• 2024-10-01 Sold (MLS) — Hays MLS
• 2024-09-06 Pending — Hays MLS
• 2024-04-24 Relisted — Hays MLS
• 2024-04-02 Pending — Hays MLS
• 2023-07-19 Listed $79,000 Hays MLS
• 2002-10-01 Sold (Public Records) $32,500 Public Records
• 2001-05-01 Sold (Public Records) — Public Records
• 1999-05-01 Sold (Public Records) $15,000 Public Records

Property tax history

+5.2%/yr

Latest (2024): $1,682 · +74.0% YoY. Source: county tax records.