1215 Main St · Altoona, KS 66710

$59,000

2 bd · 1.0 ba · 968 sqft · SingleFamily public records · 26 Days on market

Built 1925 0.38 ac 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

This 2 bedroom house sits on a large lot and offers a covered porch to relax on with ramp on the front. This home has high ceilings, some original woodwork and wood exterior doors. The kitchen has a mix of metal cabinets and wood cabinets. Most of the windows were replaced with vinyl windows. Put your personal touch to this place and make it yours!

Key facts

• 0.38 acre lot
• Garage
• Built 1925

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Sewer available
• Home design: Single-family onsite-built home; One level
• Construction: Composition roof; No basement; No foundation details listed
• Exterior features: Deck; Storage structure

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms:
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Dishwasher; Dryer; Microwave; Range; Refrigerator; Washer; 220V equipment in laundry; Main-floor laundry; Laminate flooring
• Laundry & utility: Washer and Dryer included; 220V hookup; Main-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($866 rent vs $59k).
• Recommended offer: $58k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#564 in KS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Altoona-Midway (rural): math 20% / reading 25% proficiency, ranked #243 of 280 in KS (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Altoona-Midway Elementary (math 24% / reading 34%, grade F, #463 of 684 statewide, top 73%, 66 students, 73% FRL); Altoona-Midway Middle/High School (math 15% / reading 15%, grade F, #249 of 327 statewide, top 79%, 79 students, 70% FRL) — zoned schools average 71% FRL vs 48% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 4 active listings in the ZIP; 16 units permitted in Wilson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($408 loan paydown + $917 appreciation (1.6% local appreciation)).
• Wilson County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $9k; list at $59k implies a 556% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,115 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.47% ✓
• Cap rate: 11.92%
• Cash-on-cash: 20.08%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $35,816
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1325 State St	0.13mi	2/1.0	1,054 (+9%)	16mo	$39,000	$37	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 23.4%
• Equity multiple: 2.23×
• Total profit: $20,338
• Equity at exit: $21,859

10-year hold

• IRR: 25.7%
• Equity multiple: 4.24×
• Total profit: $53,549
• Equity at exit: $30,427

Cash invested: $16,520 (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 66710

• Home prices YoY: 1.1%
• Active inventory: 4
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $866 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $276

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 63%

Sensitivity live

Price	-10% $317	-5% $297	+0% $276	+5% $256	+10% $236
Rent	-10% $208	-5% $242	+0% $276	+5% $311	+10% $345
Rate	-1.0pp $306	-0.5pp $291	base $276	+0.5pp $261	+1.0pp $246

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-04
   listed $59,000 Active
2. 2023-02-28
   soldstatus 350-char remark

   Show marketing remark (350 chars)

   This 2 bedroom house sits on a large lot and offers a covered porch to relax on with ramp on the front. This home has high ceilings, some original woodwork and wood exterior doors. The kitchen has a mix of metal cabinets and wood cabinets. Most of the windows were replaced with vinyl windows. Put your personal touch to this place and make it yours!

3. 2022-12-09
   listed $25,000 350-char remark

   Show marketing remark (350 chars)

   This 2 bedroom house sits on a large lot and offers a covered porch to relax on with ramp on the front. This home has high ceilings, some original woodwork and wood exterior doors. The kitchen has a mix of metal cabinets and wood cabinets. Most of the windows were replaced with vinyl windows. Put your personal touch to this place and make it yours!

4. 2021-03-01
   soldstatus 316-char remark

   Show marketing remark (316 chars)

   This is cozy starter is a gardener's paradise. There are thornless blackbarries and fruit trees on the south side of the yard and perennial flowers on the north side. There is a covered front porch and a new ramp if you don't like steps. Tall ceilings, original woodwork with French doors make this home a charmer.

5. 2020-07-14
   listed $25,000 316-char remark

   Show marketing remark (316 chars)

   This is cozy starter is a gardener's paradise. There are thornless blackbarries and fruit trees on the south side of the yard and perennial flowers on the north side. There is a covered front porch and a new ramp if you don't like steps. Tall ceilings, original woodwork with French doors make this home a charmer.

6. 2000-02-01
   soldstatus $9,000
7. 1986-09-01
   soldstatus $6,600

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,393
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$831
• − Management: −$831
• − Depreciation: −$1,716
• Taxable income: $2,529
• Est. tax owed @ 24.0%: −$607
• After-tax cash flow: $2,710/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: Altoona-Midway
• NCES district ID: 2004170
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $48,929
• Composite: 23.01/100
• National rank: #13367
• State rank: #243 of 280 in KS

Livability — Altoona

• Score: 55/100
• State rank: #564
• US rank: #23331

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Altoona, KS
• Population (ZIP): 763

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 7,872 people
• By 2030: 7,383 · -6.2%
• By 2040: 6,533 · -17.0%
• By 2050: 5,923 · -24.8%
• By 2075: 5,134 · -34.8%
• By 2100: 4,788 · -39.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Slovak 5% German 3% Lithuanian 1%
• Foreign-born: 3% · Canada

Political lean MEDSL · Wilson

• 2024 margin: Solid R (+62.4) · D 18.0% · R 80.3% · Other 1.7%
• 2008→2024 swing: -21.6pp toward R · 2008: -40.8pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+61.5 2016: R+63.1 2012: R+54.0 2008: R+40.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.55%
• Current HPI: 142.7966
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+793.9% since first listed

7 events — show timeline

• 2026-05-04 Listed $59,000 SCKMLS as Distributed by MLS Grid
• 2023-02-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-12-09 Listed $25,000 Heartland MLS as Distributed by MLS Grid
• 2021-03-01 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-07-14 Listed $25,000 Heartland MLS as Distributed by MLS Grid
• 2000-02-01 Sold (Public Records) $9,000 Public Records
• 1986-09-01 Sold (Public Records) $6,600 Public Records