416 N Clark St · Udall, KS 67146

$60,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 67 Days on market

Built 1958 8,712 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 +5.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Key facts

• 8,712 sq ft lot
• Garage
• Built 1958

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Sewer available; Natural gas available
• Home design: Single-family onsite-built home; One level
• Construction: Composition roof; No foundation details listed
• Exterior features: Wood fencing; Storm door(s)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central electric air conditioning
• Interior features: Main-floor laundry with 220V hookup; No basement
• Laundry & utility: Main-floor laundry; 220V outlet for appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#269 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.
• Udall (rural): math 25% / reading 25% proficiency, ranked #223 of 280 in KS (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Udall Elem (math 42% / reading 42%, grade F, #273 of 684 statewide, top 45%, 141 students, 55% FRL); Udall Middle School (math 32% / reading 37%, grade F, #49 of 219 statewide, top 24%, 87 students, 39% FRL); Udall High (math 24% / reading 24%, grade F, #105 of 327 statewide, top 49%, 96 students, 48% FRL).
• Market conditions: 9 active listings in the ZIP; 41 units permitted in Cowley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($415 loan paydown + $932 appreciation (1.6% local appreciation)).
• Cowley County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $60k implies a 388% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.77% ✓
• Cap rate: 14.99%
• Cash-on-cash: 31.08%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.4%
• Equity multiple: 2.81×
• Total profit: $30,486
• Equity at exit: $22,230

10-year hold

• IRR: 36.1%
• Equity multiple: 5.50×
• Total profit: $75,609
• Equity at exit: $30,943

Cash invested: $16,800 (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 67146

• Home prices YoY: 0.7%
• Active inventory: 9
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$66 /mo · $792/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $435

Break-even live

Break-even rent $513

Max offer price $60,000

Occupancy floor 54%

Sensitivity live

Price	-10% $469	-5% $452	+0% $435	+5% $418	+10% $401
Rent	-10% $351	-5% $393	+0% $435	+5% $477	+10% $519
Rate	-1.0pp $465	-0.5pp $450	base $435	+0.5pp $420	+1.0pp $404

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $60,000 Active 67 DOM
2. 2026-06-18
   days on market $60,000 Active 64 DOM
3. 2026-06-17
   days on market $60,000 Active 63 DOM
4. 2026-06-16
   days on market $60,000 Active 62 DOM
5. 2026-06-15
   pricedays on market $60,000 Active 61 DOM
6. 2026-06-14
   days on market $70,000 Active 59 DOM
7. 2026-06-10
   days on market $70,000 Active 56 DOM
8. 2026-06-09
   days on market $70,000 Active 55 DOM
9. 2026-06-08
   days on market $70,000 Active 54 DOM
10. 2026-06-07
    days on market $70,000 Active 53 DOM
11. 2026-06-05
    days on market $70,000 Active 50 DOM
12. 2026-06-03
    days on market $70,000 Active 49 DOM
13. 2026-06-02
    days on market $70,000 Active 48 DOM
14. 2026-06-01
    days on market $70,000 Active 47 DOM
15. 2026-05-31
    days on market $70,000 Active 46 DOM
16. 2026-05-30
    days on market $70,000 Active 45 DOM
17. 2026-05-05
    price $70,000
18. 2026-04-15
    listed $75,000 Active
19. 2005-07-01
    soldstatus $12,300
20. 1990-05-01
    soldstatus $25,000

ⓘ 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: $792 · $66/mo
• Projected year-2 tax: $846 · $70/mo
• Expected delta: +$54/yr (+$4/mo · 6.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 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: $12,771
• − Mortgage interest: −$3,361
• − Property taxes: −$792
• − Insurance: −$300
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$1,745
• Taxable income: $4,529
• Est. tax owed @ 24.0%: −$1,087
• After-tax cash flow: $4,134/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: Udall
• NCES district ID: 2012390
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $50,270
• Composite: 25.12/100
• National rank: #12934
• State rank: #223 of 280 in KS

Livability — Udall

• Score: 66/100
• State rank: #269
• US rank: #12126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Udall, KS
• Population (ZIP): 2,076

Population outlook (Cowley County) Hauer SSP2

• Today (2025): 34,984 people
• By 2030: 34,410 · -1.6%
• By 2040: 33,265 · -4.9%
• By 2050: 32,421 · -7.3%
• By 2075: 31,488 · -10.0%
• By 2100: 30,276 · -13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 6% Native American 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 1% Slovene 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Arabic 1%

Political lean MEDSL · Cowley

• 2024 margin: Solid R (+40.3) · D 29.0% · R 69.3% · Other 1.7%
• 2008→2024 swing: -15.1pp toward R · 2008: -25.2pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+37.9 2016: R+37.6 2012: R+29.8 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.55%
• Current HPI: 235.2747
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+180.0% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $70,000 SCKMLS as Distributed by MLS Grid
• 2026-04-15 Listed $75,000 SCKMLS as Distributed by MLS Grid
• 2005-07-01 Sold (Public Records) $12,300 Public Records
• 1990-05-01 Sold (Public Records) $25,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $792 · +5.9% YoY. Source: county tax records.