108 S Plainville Ave · Plainville, KS 67663

$49,000

5 bd · 2.0 ba · 1,070 sqft · SingleFamily public records · 28 Days on market

Built 1952 7,104 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
• Livability +4.0/5.0
• Appreciation +3.0/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Public picnic area
• Car port
• Investment property

Tags

• INVESTMENT PROPERTY
• CAR PORT
• FENCED IN BACK YARD
• PUBLIC PICNIC AREA

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential property; Zoning: NC.2 / R-2
• Construction: Brick construction
• Exterior features: Composition roof

Interior

• Other: 8 total rooms; Full basement
• Bedrooms: 3 main-level bedrooms
• Heating & cooling: Central air
• Interior features: Eat-in kitchen; Window coverings

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#21 in KS, #2,088 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Plainville (rural): math 30% / reading 30% proficiency, ranked #166 of 280 in KS (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 3 units permitted in Rooks County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $339 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,265 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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 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?
4. 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.
5. 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.
6. 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: 2.24% ✓
• Cap rate: 19.20%
• Cash-on-cash: 46.09%
• DSCR: 3.05
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 43.3%
• Equity multiple: 2.87×
• Total profit: $25,638
• Equity at exit: $7,306

10-year hold

• IRR: 49.4%
• Equity multiple: 5.78×
• Total profit: $65,609
• Equity at exit: $4,237

Cash invested: $13,720 (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 67663

• Home prices YoY: -2.4%
• Active inventory: 7
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $527

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 47%

Sensitivity live

Price	-10% $561	-5% $544	+0% $527	+5% $510	+10% $493
Rent	-10% $440	-5% $484	+0% $527	+5% $570	+10% $614
Rate	-1.0pp $552	-0.5pp $539	base $527	+0.5pp $514	+1.0pp $501

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $49,000 Active 28 DOM
2. 2026-06-18
   days on market $49,000 Active 27 DOM
3. 2026-06-17
   days on market $49,000 Active 26 DOM
4. 2026-06-16
   days on market $49,000 Active 25 DOM
5. 2026-06-15
   days on market $49,000 Active 24 DOM
6. 2026-06-14
   days on market $49,000 Active 22 DOM
7. 2026-06-12
   days on market $49,000 Active 21 DOM
8. 2026-06-09
   days on market $49,000 Active 18 DOM
9. 2026-06-08
   days on market $49,000 Active 17 DOM
10. 2026-06-07
    days on market $49,000 Active 16 DOM
11. 2026-06-05
    days on market $49,000 Active 14 DOM
12. 2026-06-02
    days on market $49,000 Active 11 DOM
13. 2026-06-01
    days on market $49,000 Active 10 DOM
14. 2026-05-31
    days on market $49,000 Active 9 DOM
15. 2026-05-30
    days on market $49,000 Active 8 DOM
16. 2026-05-21
    listed $49,000 Active
17. 2008-02-01
    soldstatus $47,500

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,148
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$1,425
• Taxable income: $5,894
• Est. tax owed @ 24.0%: −$1,415
• After-tax cash flow: $4,909/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: Plainville
• NCES district ID: 2010740
• Math proficiency: 30% ▲ 5.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $46,331
• Composite: 28.69/100
• National rank: #12011
• State rank: #166 of 280 in KS

Livability — Plainville

• Score: 79/100
• State rank: #21
• US rank: #2088

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plainville, KS
• Population (ZIP): 2,449

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 (92%)
• Race & ethnicity: White 92% Black 4% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 5% Portuguese 2% Hungarian 1%
• Foreign-born: 0% · China
• Languages at home: 99% English-only · Spanish 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: ▼ -3.93%
• Current HPI: 157.17
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+3.2% since first listed

2 events — show timeline

• 2026-05-21 Listed $49,000 Hays MLS
• 2008-02-01 Sold (Public Records) $47,500 Public Records