109 S Foster St St · Stockton, KS 67669

$119,000

1 bd · 1.0 ba · 1,560 sqft · SingleFamily · 67 Days on market

Built 1955 0.35 ac lot ↓ 12% 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 +10.9/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Key facts

• 0.35 acre lot
• Built 1955
• Listed 67 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Zoning: Other
• Exterior features: Patio

Interior

• Bedrooms: 1 bedroom on the main level
• Heating & cooling: Central air conditioning
• Interior features: Window coverings; 8 total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $-53 ($-633/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (18.1% below list).
• Recommended offer: $97k (18.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#121 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Stockton (rural): math 10% / reading 25% proficiency, ranked #275 of 280 in KS (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Stockton Elem (math 17% / reading 27%, grade F, #569 of 684 statewide, top 85%, 197 students, 54% FRL); Stockton High (math 5% / reading 5%, grade F, #319 of 327 statewide, top 99%, 93 students, 48% FRL).
• Market conditions: 6 active listings in the ZIP; 3 units permitted in Rooks County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($823 loan paydown + $8k appreciation (6.7% local appreciation)).
• At projected returns (6.7% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,417 (18.1% 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 67 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — 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 F-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: 0.82% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 2.08×
• Total profit: $36,031
• Equity at exit: $80,149

10-year hold

• IRR: 15.4%
• Equity multiple: 4.23×
• Total profit: $107,537
• Equity at exit: $150,197

Cash invested: $33,320 (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 67669

• Home prices YoY: 3.8%
• Active inventory: 6
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $974 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $-53

Break-even live

Break-even rent $1,041

Max offer price $111,361

Occupancy floor —

Sensitivity live

Price	-10% $29	-5% $-12	+0% $-53	+5% $-94	+10% $-135
Rent	-10% $-130	-5% $-91	+0% $-53	+5% $-14	+10% $24
Rate	-1.0pp $7	-0.5pp $-23	base $-53	+0.5pp $-84	+1.0pp $-115

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   status $119,000 Pending 67 DOM
2. 2026-06-08
   days on market $119,000 Active Under Contract 67 DOM
3. 2026-06-07
   days on market $119,000 Active Under Contract 66 DOM
4. 2026-06-05
   days on market $119,000 Active Under Contract 64 DOM
5. 2026-06-04
   days on market $119,000 Active Under Contract 62 DOM
6. 2026-06-02
   days on market $119,000 Active Under Contract 61 DOM
7. 2026-06-01
   days on market $119,000 Active Under Contract 60 DOM
8. 2026-05-31
   days on market $119,000 Active Under Contract 59 DOM
9. 2026-05-31
   days on market $119,000 Active Under Contract 58 DOM
10. 2026-04-02
    listed $119,000 Active
11. 2025-09-19
    listed $135,000 Active

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

Taxation est. · year 1

• Rental income: $11,690
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$3,462
• Taxable loss: −$2,688
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $12/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: Stockton
• NCES district ID: 2012060
• Math proficiency: 10% ▼ -15.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $39,672
• Composite: 18.17/100
• National rank: #14072
• State rank: #275 of 280 in KS

Livability — Stockton

• Score: 72/100
• State rank: #121
• US rank: #6357

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stockton, KS
• Population (ZIP): 1,815

Population outlook (Rooks County) Hauer SSP2

• Today (2025): 5,196 people
• By 2030: 5,218 · +0.4%
• By 2040: 5,216 · +0.4%
• By 2050: 5,171 · -0.5%
• By 2075: 5,171 · -0.5%
• By 2100: 4,713 · -9.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 2% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 0% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Rooks

• 2024 margin: Solid R (+71.2) · D 13.8% · R 85.0% · Other 1.3%
• 2008→2024 swing: -9.4pp toward R · 2008: -61.8pp · 2024: -71.2pp
• All cycles: 2024: R+71.2 2020: R+73.7 2016: R+72.6 2012: R+67.1 2008: R+61.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.70%
• Current HPI: 181.7133
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-11.9% since first listed

2 events — show timeline

• 2026-04-02 Listed $119,000 Hays MLS
• 2025-09-19 Listed $135,000 Hays MLS