116 S Poplar St · Offerle, KS 67563

$39,900

2 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 52 Days on market

Built 1900 7,000 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 +7.1/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 7,000 sq ft lot
• Parking
• Built 1900

Property features AI

Exterior

• Parking: 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Residential property
• Construction: Vinyl siding; Block foundation; Composition roof; Built area approximately 1,428 above-grade
• Exterior features: No exterior amenities listed; No fencing

Interior

• Kitchen: Electric cooktop
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s)
• Interior features: Double-pane windows; Display window(s)
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#319 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, health & safety C-, employment D+.
• Kinsley-Offerle (rural): math 30% / reading 30% proficiency, ranked #172 of 280 in KS (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($276 loan paydown + $2k appreciation (4.1% local appreciation)).
• Edwards County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $40k implies a 343% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1900 — 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. 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. 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: 2.76% ✓
• Cap rate: 24.20%
• Cash-on-cash: 63.96%
• DSCR: 3.85
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 69.8%
• Equity multiple: 5.04×
• Total profit: $45,158
• Equity at exit: $20,506

10-year hold

• IRR: 68.4%
• Equity multiple: 10.38×
• Total profit: $104,800
• Equity at exit: $33,762

Cash invested: $11,172 (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 67563

• Home prices YoY: 2.2%
• Active inventory: 2
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,103 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $595

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 41%

Sensitivity live

Price	-10% $623	-5% $609	+0% $595	+5% $582	+10% $568
Rent	-10% $508	-5% $552	+0% $595	+5% $639	+10% $683
Rate	-1.0pp $616	-0.5pp $606	base $595	+0.5pp $585	+1.0pp $575

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $39,900 Active 52 DOM
2. 2026-06-18
   days on market $39,900 Active 50 DOM
3. 2026-06-17
   days on market $39,900 Active 49 DOM
4. 2026-06-16
   days on market $39,900 Active 48 DOM
5. 2026-06-15
   days on market $39,900 Active 47 DOM
6. 2026-06-13
   days on market $39,900 Active 45 DOM
7. 2026-06-12
   days on market $39,900 Active 44 DOM
8. 2026-06-09
   days on market $39,900 Active 41 DOM
9. 2026-06-08
   days on market $39,900 Active 40 DOM
10. 2026-06-07
    days on market $39,900 Active 39 DOM
11. 2026-06-05
    days on market $39,900 Active 37 DOM
12. 2026-06-04
    days on market $39,900 Active 35 DOM
13. 2026-06-02
    days on market $39,900 Active 34 DOM
14. 2026-06-01
    days on market $39,900 Active 33 DOM
15. 2026-05-31
    days on market $39,900 Active 32 DOM
16. 2026-05-31
    days on market $39,900 Active 31 DOM
17. 2026-04-20
    listed $39,900 Active
18. 2007-02-01
    soldstatus
19. 2004-07-01
    soldstatus
20. 2001-12-01
    soldstatus $9,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 6 d/yr ≥104°F today · 16 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: $13,233
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$1,161
• Taxable income: $6,922
• Est. tax owed @ 24.0%: −$1,661
• After-tax cash flow: $5,484/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: Kinsley-Offerle
• NCES district ID: 2008100
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $43,157
• Composite: 28.38/100
• National rank: #12126
• State rank: #172 of 280 in KS

Livability — Offerle

• Score: 64/100
• State rank: #319
• US rank: #14722

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Offerle, KS
• Population (ZIP): 378

Population outlook (Edwards County) Hauer SSP2

• Today (2025): 2,909 people
• By 2030: 2,871 · -1.3%
• By 2040: 2,800 · -3.7%
• By 2050: 2,738 · -5.9%
• By 2075: 2,702 · -7.1%
• By 2100: 2,512 · -13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 15% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 3% Slovak 2% Danish 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 7% Tagalog/Filipino 2%

Political lean MEDSL · Edwards

• 2024 margin: Solid R (+65.3) · D 16.8% · R 82.1% · Other 1.1%
• 2008→2024 swing: -16.5pp toward R · 2008: -48.8pp · 2024: -65.3pp
• All cycles: 2024: R+65.3 2020: R+60.9 2016: R+63.1 2012: R+55.5 2008: R+48.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.12%
• Current HPI: 187.7952
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+343.3% since first listed

4 events — show timeline

• 2026-04-20 Listed $39,900 GardenMLS
• 2007-02-01 Sold (Public Records) — Public Records
• 2004-07-01 Sold (Public Records) — Public Records
• 2001-12-01 Sold (Public Records) $9,000 Public Records