114 S High St · Arma, KS 66712

$105,000

2 bd · 1.0 ba · 1,131 sqft · SingleFamily public records · 182 Days on market

Built 1930 8,501 sqft lot Est $114k · 8% under

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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 +19.6/30.0
• ARV discount +11.1/15.0
• DSCR +6.2/10.0
• Appreciation +4.8/10.0
• 1% rule +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Key facts

• Quiet street
• Close to school
• Recently remodeled

Tags

• BUNGALOW STYLE
• RECENTLY REMODELED
• QUIET STREET
• CLOSE TO SCHOOL

Property features AI

Finance

• Other: Not in a flood plain
• Financial info: No additional financial details provided
• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Bungalow style; 1,131 above-grade living area (public records)
• Construction: Wood siding exterior; Composition roof
• Exterior features: Wood fencing; Paved road access; Property is inside city limits; Lot maintained by public maintenance

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet and other flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Electric cooling (central cooling present)
• Interior features: Bungalow floor plan; Crawl space basement
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/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 $99k (6.0% below list).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#208 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Northeast (rural): math 18% / reading 22% proficiency, ranked #159 of 169 in KS (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP; 65 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $393 of equity ($726 loan paydown + $-333 appreciation (-0.3% local appreciation)).
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $105k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 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. 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: 0.94% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $114,231
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 S High St	0.07mi	3/1.0 (+1)	1,232 (+9%)	2mo	$135,000	$110	75
210 N 4th St	0.45mi	2/1.0	1,073 (-5%)	6mo	$85,900	$80	65
307 S West N/A	0.16mi	2/1.0	968 (-14%)	5mo	$130,000	$134	64
308 E South St	0.28mi	3/1.0 (+1)	1,166 (+3%)	21mo	$117,500	$101	60
210 S 3rd St	0.48mi	3/2.0 (+1)	1,152 (+2%)	9mo	$75,000	$65	58
113 W Perry St	0.31mi	3/1.0 (+1)	1,040 (-8%)	11mo	$95,000	$91	58
122 W Perry St	0.34mi	3/2.0 (+1)	1,218 (+8%)	14mo	$96,900	$80	51
213 S 5th St	0.31mi	2/1.0	988 (-13%)	20mo	$110,000	$111	48
412 N 1st St	0.72mi	3/2.0 (+1)	1,290 (+14%)	22mo	$155,000	$120	16

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.10×
• Total profit: $3,033
• Equity at exit: $28,833

10-year hold

• IRR: 8.0%
• Equity multiple: 1.83×
• Total profit: $24,474
• Equity at exit: $33,363

Cash invested: $29,400 (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 66712

• Home prices YoY: -0.2%
• Active inventory: 14
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $987 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $121

Break-even live

Break-even rent $834

Max offer price $105,000

Occupancy floor 83%

Sensitivity live

Price	-10% $180	-5% $150	+0% $121	+5% $91	+10% $61
Rent	-10% $43	-5% $82	+0% $121	+5% $160	+10% $199
Rate	-1.0pp $174	-0.5pp $147	base $121	+0.5pp $93	+1.0pp $66

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $105,000 Active 182 DOM
2. 2026-06-18
   days on market $105,000 Active 181 DOM
3. 2026-06-17
   days on market $105,000 Active 180 DOM
4. 2026-06-16
   days on market $105,000 Active 179 DOM
5. 2026-06-15
   days on market $105,000 Active 178 DOM
6. 2026-06-14
   days on market $105,000 Active 176 DOM
7. 2026-06-12
   days on market $105,000 Active 175 DOM
8. 2026-06-09
   days on market $105,000 Active 172 DOM
9. 2026-06-08
   days on market $105,000 Active 171 DOM
10. 2026-06-07
    days on market $105,000 Active 170 DOM
11. 2026-06-05
    days on market $105,000 Active 168 DOM
12. 2026-06-03
    days on market $105,000 Active 166 DOM
13. 2026-06-02
    days on market $105,000 Active 165 DOM
14. 2026-06-01
    days on market $105,000 Active 164 DOM
15. 2026-05-31
    days on market $105,000 Active 163 DOM
16. 2026-05-30
    days on market $105,000 Active 162 DOM
17. 2026-05-15
    price $105,000
18. 2026-02-09
    status Active
19. 2026-01-29
    status Pending
20. 2026-01-21
    price $110,000
21. 2025-12-08
    listed $115,000 Active
22. 2016-04-21
    soldstatus
23. 2013-12-16
    soldstatus
24. 2007-09-01
    soldstatus $55,700
25. 1996-06-01
    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: $772 · $64/mo
• Projected year-2 tax: $1,480 · $123/mo
• Expected delta: +$709/yr (+$59/mo · 91.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $11,839
• − Mortgage interest: −$5,882
• − Property taxes: −$772
• − Insurance: −$525
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$3,055
• Taxable loss: −$288
• Est. tax savings @ 24.0%: +$69
• After-tax cash flow: $1,518/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: Northeast
• NCES district ID: 2003480
• Math proficiency: 18% ▼ -10.00%
• Reading proficiency: 22% ▼ -2.00%
• Median HH income: $35,724
• Composite: 16.53/100
• National rank: #9180
• State rank: #159 of 169 in KS

Livability — Arma

• Score: 68/100
• State rank: #208
• US rank: #9327

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arma, KS
• Population (ZIP): 1,471

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,393 people
• By 2030: 39,540 · +0.4%
• By 2040: 39,452 · +0.1%
• By 2050: 39,188 · -0.5%
• By 2075: 39,038 · -0.9%
• By 2100: 38,219 · -3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Lithuanian 6% Danish 2% Iranian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Crawford

• 2024 margin: Strong R (+25.3) · D 36.5% · R 61.7% · Other 1.8%
• 2008→2024 swing: -26.7pp toward R · 2008: 1.4pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+23.1 2016: R+23.1 2012: R+6.5 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.32%
• Current HPI: 154.0525
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+600.0% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $105,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-09 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-01-29 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-01-21 Price Changed $110,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-08 Listed $115,000 Heartland MLS as Distributed by MLS Grid
• 2016-04-21 Sold (Public Records) — Public Records
• 2013-12-16 Sold (Public Records) — Public Records
• 2007-09-01 Sold (Public Records) $55,700 Public Records
• 1996-06-01 Sold (Public Records) $15,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $772 · +8.7% YoY. Source: county tax records.