5 Persimmon Ln · Mapleton, KS 66754

$75,000

3 bd · 2.0 ba · 1,148 sqft · Manufactured public records · 73 Days on market

Built 2014 0.47 ac lot $76/mo HOA · 7% of rent ↓ 6% 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 +5.0/10.0
• Livability +2.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Stunning Lakeside Retreat at Hidden Valley Lake Seize the opportunity to own a piece of paradise just in time for the season! Built in 2014, this meticulously maintained 3-bedroom, 2-bathroom home offers modern comfort and expansive outdoor space on four spacious lots. Whether you seek a peaceful weekend escape or a permanent residence, this move-in ready oasis is designed for relaxation. Property Highlights * Spacious Living: Featuring three comfortable bedrooms and two full bathrooms. * Modern Construction: Enjoy peace of mind with a 2014 build featuring vaulted ceilings. * Triple Lot Advantage: Three lots provide extra privacy and room for outdoor activities or expansion. * RV Rea

Key facts

• Triple lot advantage
• Outdoor entertaining
• Rv ready

Tags

• TRIPLE LOT ADVANTAGE
• RV READY
• PRIVATE LAKE ACCESS
• OUTDOOR ENTERTAINING
• COMMUNITY SWIMMING POOL
• SCENIC WALKING TRAILS

Property features AI

Finance

• HOA & community: Member of Sugar Valley HOA; HOA amenities include boat dock, clubhouse, golf course, pool, tennis courts, trails, and other amenities; Annual association fee

Exterior

• Parking: Other parking
• Utilities: Rural water; Other sewer
• Home design: Residential single-family modular (manufactured/modular); Ranch floor plan; One-story
• Construction: Frame construction with lap and vinyl siding; Composition roof; Crawl space foundation; Built approximately 11–15 years ago
• Exterior features: Deck; Lake access, lake privileges and public dock/use; Level lot; Gravel road (public maintenance); Barn(s); Shed(s)

Interior

• Kitchen: Refrigerator; Electric range; Exhaust fan
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling (has cooling)
• Interior features: Ceiling fans; Walk-in closets; Mud room; Workshop; Eat-in kitchen / kitchen-dining combo / kitchen-family combo
• Laundry & utility: Dryer hookup (electric); Laundry area off the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#588 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Jayhawk (rural): math 32% / reading 30% proficiency, ranked #95 of 169 in KS (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 5 units permitted in Bourbon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Bourbon County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.50% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.84%
• DSCR: 1.79
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 24.3%
• Equity multiple: 2.38×
• Total profit: $28,969
• Equity at exit: $33,723

10-year hold

• IRR: 25.1%
• Equity multiple: 4.59×
• Total profit: $75,353
• Equity at exit: $51,972

Cash invested: $21,000 (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 66754

• Active inventory: 10
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,128 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$79 /mo · $943/yr
• Insurance: −$31
• HOA: −$76
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $312

Break-even live

Break-even rent $733

Max offer price $75,000

Occupancy floor 67%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $76 · $912/yr

Listing history 16 events

1. 2026-06-17
   status $75,000 Pending 73 DOM
2. 2026-06-16
   days on market $75,000 Active 73 DOM
3. 2026-06-15
   days on market $75,000 Active 72 DOM
4. 2026-06-13
   days on market $75,000 Active 70 DOM
5. 2026-06-12
   days on market $75,000 Active 69 DOM
6. 2026-06-09
   days on market $75,000 Active 66 DOM
7. 2026-06-08
   days on market $75,000 Active 65 DOM
8. 2026-06-07
   days on market $75,000 Active 64 DOM
9. 2026-06-05
   days on market $75,000 Active 62 DOM
10. 2026-06-04
    days on market $75,000 Active 60 DOM
11. 2026-06-02
    days on market $75,000 Active 59 DOM
12. 2026-06-01
    days on market $75,000 Active 58 DOM
13. 2026-05-31
    days on market $75,000 Active 57 DOM
14. 2026-05-31
    days on market $75,000 Active 56 DOM
15. 2026-05-06
    price $75,000
16. 2026-04-04
    listed $80,000 Active

ⓘ 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: $943 · $79/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$114/yr (+$10/mo · 12.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,539
• − Mortgage interest: −$4,201
• − Property taxes: −$943
• − Insurance: −$375
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − HOA: −$912
• − Depreciation: −$2,182
• Taxable income: $2,759
• Est. tax owed @ 24.0%: −$662
• After-tax cash flow: $3,083/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: Jayhawk
• NCES district ID: 2007750
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $42,226
• Composite: 26.3/100
• National rank: #7244
• State rank: #95 of 169 in KS

Livability — Mapleton

• Score: 54/100
• State rank: #588
• US rank: #24128

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

• Population (ZIP): 421

Population outlook (Bourbon County) Hauer SSP2

• Today (2025): 13,761 people
• By 2030: 13,139 · -4.5%
• By 2040: 11,920 · -13.4%
• By 2050: 10,892 · -20.8%
• By 2075: 8,645 · -37.2%
• By 2100: 6,751 · -50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 32% Two or more races 4%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Iranian 3% Serbian 1% Lithuanian 1%
• Foreign-born: 32% · Canada
• Languages at home: 65% English-only · Spanish 34% German/W. Germanic 1%

Political lean MEDSL · Bourbon

• 2024 margin: Solid R (+54.2) · D 22.0% · R 76.1% · Other 1.9%
• 2008→2024 swing: -26.9pp toward R · 2008: -27.2pp · 2024: -54.2pp
• All cycles: 2024: R+54.2 2020: R+52.0 2016: R+50.8 2012: R+33.9 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-6.2% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $75,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-04 Listed $80,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+20.0%/yr

Latest (2025): $943 · -0.4% YoY. Source: county tax records.