204 S York Ave · Oberlin, KS 67749

$52,400

4 bd · 3.0 ba · 1,256 sqft · SingleFamily public records · 98 Days on market

Built 1921 6,098 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
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Full basement
• New roof
• Spacious living room

Tags

• SPACIOUS LIVING ROOM
• SEPARATE DINING AREA
• FULL BASEMENT
• NEW WINDOWS
• NEW ROOF
• DETACHED GARAGE

Property features AI

Finance

• Other: Lot approximately 50 x 120 (0.14 acres); Zoning: NC.1 / R-1

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Full concrete basement
• Exterior features: Patio; Composition roof

Interior

• Kitchen: Range; Oven; Refrigerator; Disposal
• Bedrooms: 3 main-level bedrooms
• Interior features: Disposal; Range; Oven; Refrigerator; Full concrete basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $52k.

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 $52k).
• Recommended offer: $48k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#202 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime C-, schools D+, amenities F.
• Oberlin (rural): math 30% / reading 40% proficiency, ranked #125 of 280 in KS (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 2 units permitted in Decatur County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($362 loan paydown + $698 appreciation (1.3% local appreciation)).
• Decatur County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $52k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $47,684 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — 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 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?
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: 2.22% ✓
• Cap rate: 19.05%
• Cash-on-cash: 45.57%
• DSCR: 3.03
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.7%
• Equity multiple: 3.55×
• Total profit: $37,342
• Equity at exit: $18,798

10-year hold

• IRR: 50.0%
• Equity multiple: 7.08×
• Total profit: $89,194
• Equity at exit: $25,699

Cash invested: $14,672 (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 67749

• Home prices YoY: 0.8%
• Active inventory: 3
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$275
• Tax est. 1.5%: −$66 /mo · $786/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $557

Break-even live

Break-even rent $458

Max offer price $52,400

Occupancy floor 47%

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: $13,100
• Closing costs: $1,572
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $52,400 Active 98 DOM
2. 2026-06-17
   days on market $52,400 Active 97 DOM
3. 2026-06-16
   days on market $52,400 Active 96 DOM
4. 2026-06-15
   days on market $52,400 Active 95 DOM
5. 2026-06-13
   days on market $52,400 Active 93 DOM
6. 2026-06-12
   days on market $52,400 Active 92 DOM
7. 2026-06-09
   days on market $52,400 Active 89 DOM
8. 2026-06-08
   days on market $52,400 Active 88 DOM
9. 2026-06-07
   days on market $52,400 Active 87 DOM
10. 2026-06-05
    days on market $52,400 Active 85 DOM
11. 2026-06-04
    days on market $52,400 Active 83 DOM
12. 2026-06-02
    days on market $52,400 Active 82 DOM
13. 2026-06-01
    days on market $52,400 Active 81 DOM
14. 2026-05-31
    days on market $52,400 Active 80 DOM
15. 2026-05-31
    days on market $52,400 Active 79 DOM
16. 2026-03-12
    listed $52,400 Active
17. 2006-05-01
    soldstatus $25,000
18. 2006-05-01
    soldstatus $25,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,965
• − Mortgage interest: −$2,935
• − Property taxes: −$786
• − Insurance: −$262
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$1,524
• Taxable income: $6,223
• Est. tax owed @ 24.0%: −$1,493
• After-tax cash flow: $5,193/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: Oberlin
• NCES district ID: 2010080
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $39,048
• Composite: 31.92/100
• National rank: #11052
• State rank: #125 of 280 in KS

Livability — Oberlin

• Score: 68/100
• State rank: #202
• US rank: #9113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oberlin, KS
• Population (ZIP): 2,152

Population outlook (Decatur County) Hauer SSP2

• Today (2025): 2,798 people
• By 2030: 2,738 · -2.1%
• By 2040: 2,643 · -5.5%
• By 2050: 2,583 · -7.7%
• By 2075: 2,841 · +1.5%
• By 2100: 2,662 · -4.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 3% Black 1%
• Common ancestry: Lithuanian 3% Iranian 3% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Decatur

• 2024 margin: Solid R (+69.0) · D 14.8% · R 83.8% · Other 1.4%
• 2008→2024 swing: -14.4pp toward R · 2008: -54.6pp · 2024: -69.0pp
• All cycles: 2024: R+69.0 2020: R+70.2 2016: R+71.4 2012: R+62.2 2008: R+54.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.33%
• Current HPI: 165.9428
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+109.6% since first listed

3 events — show timeline

• 2026-03-12 Listed $52,400 Hays MLS
• 2006-05-01 Sold (Public Records) $25,000 Public Records
• 2006-05-01 Sold (Public Records) $25,000 Public Records