319 N Michigan St · Oxford, KS 67119

$115,000

3 bd · 2.0 ba · 1,430 sqft · SingleFamily public records · 48 Days on market

Built 1927 10,018 sqft lot ↓ 10% since listing

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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 +16.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +4.9/10.0
• 1% rule +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Key facts

• Double doors
• Mature landscaping
• Cozy window seat

Tags

• CORNER LOT
• MATURE LANDSCAPING
• DOUBLE DOORS
• SUNLIT LIVING ROOM
• LARGE PICTURE WINDOWS
• COZY WINDOW SEAT

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public sewer available; Natural gas available; Public utilities
• Home design: Single-family onsite built home; One story
• Construction: Composition roof; Partial foundation (no egress window)
• Exterior features: Patio; Storm windows

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central electric air conditioning
• Interior features: Decorative fireplace; Partially finished basement
• Laundry & utility: Washer; Dryer; Laundry in basement with utility sink

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $56 ($677/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 $112k (2.6% below list).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#128 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F.
• Oxford (rural): math 30% / reading 28% proficiency, ranked #102 of 169 in KS (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Oxford Elem (math 37% / reading 32%, grade F, #388 of 684 statewide, top 61%, 207 students, 44% FRL); Oxford Jr/Sr High (math 22% / reading 22%, grade F, #165 of 327 statewide, top 55%, 212 students, 39% FRL).
• Market conditions: 5 active listings in the ZIP; 14 units permitted in Sumner County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($795 loan paydown + $4k appreciation (3.3% local appreciation)).
• Sumner County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.97% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.59×
• Total profit: $19,087
• Equity at exit: $53,414

10-year hold

• IRR: 12.4%
• Equity multiple: 2.89×
• Total profit: $61,016
• Equity at exit: $83,668

Cash invested: $32,200 (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 67119

• Home prices YoY: 1.7%
• Active inventory: 5
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$177 /mo · $2,127/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $56

Break-even live

Break-even rent $1,048

Max offer price $115,000

Occupancy floor 90%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-04
   pricestatusdays on market $115,000 Pending 48 DOM
2. 2026-06-02
   days on market $115,900 Active 47 DOM
3. 2026-06-01
   days on market $115,900 Active 46 DOM
4. 2026-05-31
   days on market $115,900 Active 45 DOM
5. 2026-05-31
   days on market $115,900 Active 44 DOM
6. 2026-04-16
   listed $129,900 Active
7. 2026-04-08
   price $139,900
8. 2026-04-07
   historical
9. 2026-01-29
   price $141,500
10. 2026-01-16
    price $142,500
11. 2025-12-24
    price $144,000
12. 2025-12-19
    price $144,500
13. 2025-09-10
    listed $145,000 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: $2,127 · $177/mo
• Projected year-2 tax: $2,127 · $177/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $13,437
• − Mortgage interest: −$6,442
• − Property taxes: −$2,127
• − Insurance: −$575
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$3,345
• Taxable loss: −$1,201
• Est. tax savings @ 24.0%: +$288
• After-tax cash flow: $965/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: Oxford
• NCES district ID: 2010440
• Math proficiency: 30% ▲ 5.00%
• Reading proficiency: 28% ▲ 3.00%
• Median HH income: $50,686
• Composite: 25.46/100
• National rank: #7448
• State rank: #102 of 169 in KS

Livability — Oxford

• Score: 71/100
• State rank: #128
• US rank: #6580

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oxford, KS
• Population (ZIP): 1,238

Population outlook (Sumner County) Hauer SSP2

• Today (2025): 22,787 people
• By 2030: 22,292 · -2.2%
• By 2040: 21,113 · -7.3%
• By 2050: 19,916 · -12.6%
• By 2075: 18,286 · -19.8%
• By 2100: 16,450 · -27.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Native American 3% Hispanic / Latino 2%
• Common ancestry: Slovak 7% Italian 2% Portuguese 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Sumner

• 2024 margin: Solid R (+50.1) · D 23.9% · R 74.0% · Other 2.0%
• 2008→2024 swing: -17.4pp toward R · 2008: -32.7pp · 2024: -50.1pp
• All cycles: 2024: R+50.1 2020: R+50.5 2016: R+50.6 2012: R+39.4 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.26%
• Current HPI: 190.4343
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-10.4% since first listed

8 events — show timeline

• 2026-04-16 Listed $129,900 SCKMLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $139,900 SCKMLS as Distributed by MLS Grid
• 2026-04-07 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2026-01-29 Price Changed $141,500 SCKMLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $142,500 SCKMLS as Distributed by MLS Grid
• 2025-12-24 Price Changed $144,000 SCKMLS as Distributed by MLS Grid
• 2025-12-19 Price Changed $144,500 SCKMLS as Distributed by MLS Grid
• 2025-09-10 Listed $145,000 SCKMLS as Distributed by MLS Grid

Property tax history

+5.7%/yr

Latest (2025): $2,127 · +2.3% YoY. Source: county tax records.