530 Section Line Rd

Wetmore, KS 66550

$95,000B+

5 bd · 2.0 ba · 2,052 sqft · Built 1997 · SingleFamily · Active · 5 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,307/mo
• Mortgage (P&I): −$498
• Tax + insurance: −$158
• HOA: −$0
• Vac / Maint / Mgmt: −$274
• Net cashflow: $376/mo
• Annual: $4,510/yr
• Cap rate: 11.04%
• Cash-on-cash: 16.95%
• DSCR: 1.75
• 1% rule: 1.38%
• Cash to close: $26,600

Investor read

• This is a 5-bed/2.0-bath single-family listed at $95k.
• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $7k of equity ($657 loan paydown + $7k appreciation (7.0% local appreciation)).
• Location reads 68/100 on livability (#212 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• North Jackson (rural): math 40% / reading 50% proficiency, ranked #28 of 280 in KS (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jackson Heights Elementary School (math 52% / reading 52%, grade C-, #131 of 684 statewide, top 23%, 228 students, 40% FRL); Jackson Heights High School And Middle School (math 17% / reading 32%, grade F, #105 of 327 statewide, top 49%, 176 students, 42% FRL).
• Market conditions: 3 active listings in the ZIP; 14 units permitted in Nemaha County in 2024 (0 in 5+ unit buildings).
• Nemaha County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• At projected returns (7.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.