301 N Poplar St · Solomon, KS 67480

$117,000

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 129 Days on market

Built 1910 10,454 sqft lot ↓ 10% since listing

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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 +11.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• Schools +3.1/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This well-updated 2-bedroom, 1-bath home blends charm with modern upgrades and move-in readiness. Highlights include new siding, all windows replaced except two, new gutters, and two new porches that add curb appeal and outdoor living space. The garage features a mix of new and pre-owned siding, while the foundation has been repaired to provide solid, longtime peace of mind. Inside, you’ll find a fully refreshed interior with new water heater, PEX plumbing, water line to the meter, and a new gas line and interior sewer line. The electrical system has been inspected and upgraded where needed, complemented by new light fixtures. Flooring is new throughout, and both the kitchen and bath were torn to the studs and redone for a contemporary, clean look. Kitchen cabinets are pre-owned, offering character with modern finishes. Both interior and exterior have been freshly painted, delivering a bright, welcoming feel. This home is ready for you.

Key facts

• New porches
• New siding
• Refreshed interior

Tags

• CORNER LOT
• NEW SIDING
• NEW GUTTERS
• NEW PORCHES
• REFRESHED INTERIOR
• NEW WATER HEATER

Property features AI

Exterior

• Parking: One-car garage
• Utilities: Natural gas available; Public utilities
• Home design: Single-family onsite built
• Construction: Composition roof; Full foundation
• Exterior features: One-level home; Full foundation with no basement windows; Composition roof

Interior

• Kitchen: Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Floor furnace heating; Wall/window air conditioning units
• Interior features: Refrigerator included; Unfinished basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $-29 ($-353/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (24.7% below list).
• Recommended offer: $88k (24.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#113 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D+, amenities F, commute F.
• Solomon (rural): math 35% / reading 30% proficiency, ranked #133 of 280 in KS (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Solomon Elem (math 37% / reading 32%, grade F, #388 of 684 statewide, top 61%, 278 students, 58% FRL); Solomon High (math 10% / reading 30%, grade F, #184 of 327 statewide, top 60%, 97 students, 44% FRL).
• Market conditions: 15 active listings in the ZIP; 26 units permitted in Dickinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($809 loan paydown + $4k appreciation (3.5% local appreciation)).
• Dickinson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $88,155 (24.7% 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. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.08%
• DSCR: 0.95
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.47×
• Total profit: $15,335
• Equity at exit: $55,960

10-year hold

• IRR: 10.3%
• Equity multiple: 2.63×
• Total profit: $53,361
• Equity at exit: $88,943

Cash invested: $32,760 (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 67480

• Home prices YoY: 2.0%
• Active inventory: 15
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $882 medium
• Mortgage (P&I): −$614
• Tax from tax record: −$64 /mo · $762/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $-29

Break-even live

Break-even rent $919

Max offer price $111,807

Occupancy floor 98%

Sensitivity live

Price	-10% $37	-5% $4	+0% $-29	+5% $-63	+10% $-96
Rent	-10% $-99	-5% $-64	+0% $-29	+5% $5	+10% $40
Rate	-1.0pp $30	-0.5pp $0	base $-29	+0.5pp $-60	+1.0pp $-91

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-22
   statusdays on market $117,000 Active 129 DOM
2. 2026-06-12
   statusdays on market $117,000 Pending 126 DOM
3. 2026-06-09
   days on market $117,000 Active 124 DOM
4. 2026-06-08
   days on market $117,000 Active 123 DOM
5. 2026-06-07
   days on market $117,000 Active 122 DOM
6. 2026-06-05
   days on market $117,000 Active 119 DOM
7. 2026-06-03
   days on market $117,000 Active 118 DOM
8. 2026-06-02
   days on market $117,000 Active 117 DOM
9. 2026-06-01
   days on market $117,000 Active 116 DOM
10. 2026-05-31
    days on market $117,000 Active 115 DOM
11. 2026-05-30
    days on market $117,000 Active 114 DOM
12. 2026-04-28
    price $117,000 956-char remark

    Show marketing remark (956 chars)

    This well-updated 2-bedroom, 1-bath home blends charm with modern upgrades and move-in readiness. Highlights include new siding, all windows replaced except two, new gutters, and two new porches that add curb appeal and outdoor living space. The garage features a mix of new and pre-owned siding, while the foundation has been repaired to provide solid, longtime peace of mind. Inside, you’ll find a fully refreshed interior with new water heater, PEX plumbing, water line to the meter, and a new gas line and interior sewer line. The electrical system has been inspected and upgraded where needed, complemented by new light fixtures. Flooring is new throughout, and both the kitchen and bath were torn to the studs and redone for a contemporary, clean look. Kitchen cabinets are pre-owned, offering character with modern finishes. Both interior and exterior have been freshly painted, delivering a bright, welcoming feel. This home is ready for you.

13. 2026-04-28
    price $117,000

    Show marketing remark (956 chars)

    This well-updated 2-bedroom, 1-bath home blends charm with modern upgrades and move-in readiness. Highlights include new siding, all windows replaced except two, new gutters, and two new porches that add curb appeal and outdoor living space. The garage features a mix of new and pre-owned siding, while the foundation has been repaired to provide solid, longtime peace of mind. Inside, you’ll find a fully refreshed interior with new water heater, PEX plumbing, water line to the meter, and a new gas line and interior sewer line. The electrical system has been inspected and upgraded where needed, complemented by new light fixtures. Flooring is new throughout, and both the kitchen and bath were torn to the studs and redone for a contemporary, clean look. Kitchen cabinets are pre-owned, offering character with modern finishes. Both interior and exterior have been freshly painted, delivering a bright, welcoming feel. This home is ready for you.

14. 2026-02-06
    listed $129,500 Active 956-char remark

    Show marketing remark (956 chars)

    This well-updated 2-bedroom, 1-bath home blends charm with modern upgrades and move-in readiness. Highlights include new siding, all windows replaced except two, new gutters, and two new porches that add curb appeal and outdoor living space. The garage features a mix of new and pre-owned siding, while the foundation has been repaired to provide solid, longtime peace of mind. Inside, you’ll find a fully refreshed interior with new water heater, PEX plumbing, water line to the meter, and a new gas line and interior sewer line. The electrical system has been inspected and upgraded where needed, complemented by new light fixtures. Flooring is new throughout, and both the kitchen and bath were torn to the studs and redone for a contemporary, clean look. Kitchen cabinets are pre-owned, offering character with modern finishes. Both interior and exterior have been freshly painted, delivering a bright, welcoming feel. This home is ready for you.

15. 2026-02-05
    listed $129,500 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: $762 · $64/mo
• Projected year-2 tax: $1,650 · $137/mo
• Expected delta: +$888/yr (+$74/mo · 116.5%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 17 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: $10,579
• − Mortgage interest: −$6,554
• − Property taxes: −$762
• − Insurance: −$585
• − Repairs & maintenance: −$846
• − Management: −$846
• − Depreciation: −$3,404
• Taxable loss: −$2,419
• Est. tax savings @ 24.0%: +$580
• After-tax cash flow: $228/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: Solomon
• NCES district ID: 2011760
• Math proficiency: 35% ▲ 10.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $50,044
• Composite: 31.02/100
• National rank: #11314
• State rank: #133 of 280 in KS

Livability — Solomon

• Score: 72/100
• State rank: #113
• US rank: #6283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Solomon, KS
• Population (ZIP): 1,535

Population outlook (Dickinson County) Hauer SSP2

• Today (2025): 18,727 people
• By 2030: 18,312 · -2.2%
• By 2040: 17,433 · -6.9%
• By 2050: 16,493 · -11.9%
• By 2075: 14,441 · -22.9%
• By 2100: 11,707 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 9% Iranian 6% Slovak 5%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Dickinson

• 2024 margin: Solid R (+55.0) · D 21.8% · R 76.7% · Other 1.5%
• 2008→2024 swing: -12.8pp toward R · 2008: -42.2pp · 2024: -55.0pp
• All cycles: 2024: R+55.0 2020: R+54.1 2016: R+54.0 2012: R+47.7 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.50%
• Current HPI: 178.6825
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-9.7% since first listed

4 events — show timeline

• 2026-04-28 Price Changed $117,000 FHAOR as distributed by MLS GRID
• 2026-04-28 Price Changed $117,000 SCKMLS as Distributed by MLS Grid
• 2026-02-06 Listed $129,500 FHAOR as distributed by MLS GRID
• 2026-02-05 Listed $129,500 SCKMLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $762 · +8.0% YoY. Source: county tax records.