800 Quail St · Plains, KS 67869

$35,000

2 bd · 1.0 ba · 751 sqft · SingleFamily public records

Built 1920 4,050 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 +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Key facts

• 4,050 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($838 rent vs $35k).

Location & tenants

• Location reads 70/100 on livability (#158 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: schools F, amenities F, commute F.
• Kismet-Plains (rural): math 12% / reading 16% proficiency, ranked #166 of 169 in KS (top 98%) — 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: 8 active listings in the ZIP; 5 units permitted in Meade County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $36 of equity ($242 loan paydown + $-206 appreciation (-0.6% local appreciation)).
• Meade County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $10k; list at $35k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.39% ✓
• Cap rate: 19.16%
• Cash-on-cash: 45.95%
• DSCR: 3.04
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.5%
• Equity multiple: 3.24×
• Total profit: $21,959
• Equity at exit: $9,144

10-year hold

• IRR: 49.9%
• Equity multiple: 6.47×
• Total profit: $53,598
• Equity at exit: $10,208

Cash invested: $9,800 (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 67869

• Home prices YoY: -0.4%
• Active inventory: 8
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $838 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$88 /mo · $1,059/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $375

Break-even live

Break-even rent $363

Max offer price $35,000

Occupancy floor 50%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-06-04
   listed $35,000 Pending

ⓘ 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: $1,059 · $88/mo
• Projected year-2 tax: $1,059 · $88/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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,050
• − Mortgage interest: −$1,961
• − Property taxes: −$1,059
• − Insurance: −$175
• − Repairs & maintenance: −$804
• − Management: −$804
• − Depreciation: −$1,018
• Taxable income: $4,229
• Est. tax owed @ 24.0%: −$1,015
• After-tax cash flow: $3,488/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: Kismet-Plains
• NCES district ID: 2008190
• Math proficiency: 12% ▼ -12.00%
• Reading proficiency: 16% ▼ -2.00%
• Median HH income: $49,718
• Composite: 12.9/100
• National rank: #9584
• State rank: #166 of 169 in KS

Livability — Plains

• Score: 70/100
• State rank: #158
• US rank: #7606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plains, KS
• Population (ZIP): 1,518

Population outlook (Meade County) Hauer SSP2

• Today (2025): 3,775 people
• By 2030: 3,511 · -7.0%
• By 2040: 2,980 · -21.1%
• By 2050: 2,460 · -34.8%
• By 2075: 1,685 · -55.4%
• By 2100: 1,235 · -67.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (53%)
• Race & ethnicity: White 53% Hispanic / Latino 42% Two or more races 14% Black 3%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Lithuanian 4% Scotch-Irish 2% Romanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 60% English-only · Spanish 34% German/W. Germanic 5%

Political lean MEDSL · Meade

• 2024 margin: Solid R (+69.6) · D 14.6% · R 84.2% · Other 1.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -61.3pp · 2024: -69.6pp
• All cycles: 2024: R+69.6 2020: R+69.0 2016: R+70.7 2012: R+69.2 2008: R+61.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.59%
• Current HPI: 160.0543
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+250.0% since first listed

4 events — show timeline

• 2026-05-29 Delisted — GardenMLS
• 2026-05-19 Listed $35,000 GardenMLS
• 2008-07-01 Sold (Public Records) $10,000 Public Records
• 1993-05-01 Sold (Public Records) $10,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $1,059 · +5.0% YoY. Source: county tax records.