205 N Vine St · Glen Elder, KS 67446

$129,000

3 bd · 2.0 ba · 1,171 sqft · SingleFamily public records · 26 Days on market

Built 1983

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Why this score? — see what drove the D 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 +11.4/30.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +4.2/10.0
• DSCR +3.3/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Quiet neighborhood with a big corner lot. main bedroom and bathroom are on main floor. 2 bedrooms and a bathroom upstairs. Large kitchen and living room.

Key facts

• Living room
• Large kitchen
• Main floor

Tags

• CORNER LOT
• MAIN FLOOR
• LARGE KITCHEN
• LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $-46 ($-551/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (17.9% below list).
• Recommended offer: $106k (17.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#326 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, crime F, amenities F.
• Waconda (rural): math 45% / reading 50% proficiency, ranked #24 of 280 in KS (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lakeside Elementary (math 64% / reading 54%, grade B-, #70 of 684 statewide, top 12%, 159 students, 57% FRL); Lakeside Junior/Senior High School (math 27% / reading 37%, grade F, #50 of 327 statewide, top 16%, 134 students, 50% FRL) — zoned schools average 53% FRL vs 35% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $150 of equity ($892 loan paydown + $-742 appreciation (-0.6% local appreciation)).
• Mitchell County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $129k implies a 449% gain — meaningful room to come down on a strong offer.

Recommended offer $105,857 (17.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.72×
• Total profit: $-10,132
• Equity at exit: $33,792

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $586
• Equity at exit: $37,799

Cash invested: $36,120 (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 67446

• Home prices YoY: -0.4%
• Active inventory: 3
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$152 /mo · $1,823/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $-46

Break-even live

Break-even rent $1,117

Max offer price $120,893

Occupancy floor 99%

Sensitivity live

Price	-10% $27	-5% $-9	+0% $-46	+5% $-82	+10% $-119
Rent	-10% $-130	-5% $-88	+0% $-46	+5% $-4	+10% $38
Rate	-1.0pp $19	-0.5pp $-13	base $-46	+0.5pp $-79	+1.0pp $-113

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $129,000 Active 26 DOM
2. 2026-06-21
   days on market $129,000 Active 25 DOM
3. 2026-06-18
   days on market $129,000 Active 23 DOM
4. 2026-06-17
   days on market $129,000 Active 22 DOM
5. 2026-06-16
   days on market $129,000 Active 21 DOM
6. 2026-06-15
   days on market $129,000 Active 20 DOM
7. 2026-06-13
   days on market $129,000 Active 18 DOM
8. 2026-06-12
   days on market $129,000 Active 17 DOM
9. 2026-06-09
   days on market $129,000 Active 14 DOM
10. 2026-06-08
    days on market $129,000 Active 13 DOM
11. 2026-06-07
    days on market $129,000 Active 12 DOM
12. 2026-06-05
    days on market $129,000 Active 10 DOM
13. 2026-06-04
    days on market $129,000 Active 8 DOM
14. 2026-06-02
    days on market $129,000 Active 7 DOM
15. 2026-06-01
    days on market $129,000 Active 6 DOM
16. 2026-05-31
    days on market $129,000 Active 5 DOM
17. 2026-05-31
    days on market $129,000 Active 4 DOM
18. 2026-05-26
    listed $129,000 Active 153-char remark

    Show marketing remark (153 chars)

    Quiet neighborhood with a big corner lot. main bedroom and bathroom are on main floor. 2 bedrooms and a bathroom upstairs. Large kitchen and living room.

19. 2007-12-01
    soldstatus $23,500
20. 1998-10-01
    soldstatus $26,500

ⓘ 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: $1,823 · $152/mo
• Projected year-2 tax: $1,823 · $152/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 16 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: $12,703
• − Mortgage interest: −$7,226
• − Property taxes: −$1,823
• − Insurance: −$645
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$3,753
• Taxable loss: −$2,776
• Est. tax savings @ 24.0%: +$666
• After-tax cash flow: $116/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: Waconda
• NCES district ID: 2004470
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $42,790
• Composite: 42.13/100
• National rank: #7031
• State rank: #24 of 280 in KS

Livability — Glen Elder

• Score: 63/100
• State rank: #326
• US rank: #14937

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glen Elder, KS
• Population (ZIP): 678

Population outlook (Mitchell County) Hauer SSP2

• Today (2025): 6,057 people
• By 2030: 5,919 · -2.3%
• By 2040: 5,671 · -6.4%
• By 2050: 5,473 · -9.6%
• By 2075: 5,733 · -5.3%
• By 2100: 5,368 · -11.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 10%
• Common ancestry: Italian 5% Slovak 1% Romanian 1%
• Foreign-born: 0%

Political lean MEDSL · Mitchell

• 2024 margin: Solid R (+65.6) · D 16.6% · R 82.2% · Other 1.1%
• 2008→2024 swing: -11.3pp toward R · 2008: -54.3pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+62.8 2016: R+61.9 2012: R+58.7 2008: R+54.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.57%
• Current HPI: 157.7428
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+386.8% since first listed

3 events — show timeline

• 2026-05-26 Listed $129,000 FSBO.com
• 2007-12-01 Sold (Public Records) $23,500 Public Records
• 1998-10-01 Sold (Public Records) $26,500 Public Records

Property tax history

+10.3%/yr

Latest (2025): $1,823 · +5.5% YoY. Source: county tax records.