404 S Howard · Howard, KS 67349

$68,900

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 147 Days on market

Built 1994 0.41 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Covered deck
• Split-bedroom layout
• Utility room

Tags

• COVERED DECK
• SPACIOUS KITCHEN
• EATING NOOK
• UTILITY ROOM
• SPLIT-BEDROOM LAYOUT
• PRIMARY SUITE

Property features AI

Exterior

• Utilities: Natural gas available; Public utilities; Septic tank sewer
• Home design: One-level single family (offsite built)
• Construction: Metal roof; No basement; No foundation details listed
• Exterior features: Covered porch/patio; Exterior storage structure

Interior

• Kitchen: Refrigerator; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air (electric); Forced air heat (natural gas)
• Interior features: Refrigerator; Range; Washer; Dryer
• Laundry & utility: Main floor laundry in a separate room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#283 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, employment D, crime F.
• West Elk (rural): math 40% / reading 40% proficiency, ranked #79 of 280 in KS (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($476 loan paydown + $6k appreciation (8.3% local appreciation)).
• Elk County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.3% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.54% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.40%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.2%
• Equity multiple: 3.73×
• Total profit: $52,576
• Equity at exit: $53,662

10-year hold

• IRR: 33.9%
• Equity multiple: 8.03×
• Total profit: $135,601
• Equity at exit: $107,799

Cash invested: $19,292 (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 67349

• Home prices YoY: 5.1%
• Active inventory: 5
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$361
• Tax est. 1.5%: −$86 /mo · $1,034/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $360

Break-even live

Break-even rent $603

Max offer price $68,900

Occupancy floor 61%

Sensitivity live

Price	-10% $408	-5% $384	+0% $360	+5% $336	+10% $313
Rent	-10% $277	-5% $318	+0% $360	+5% $402	+10% $444
Rate	-1.0pp $395	-0.5pp $378	base $360	+0.5pp $342	+1.0pp $324

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: $17,225
• Closing costs: $2,067
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $68,900 Active 147 DOM
2. 2026-06-21
   days on market $68,900 Active 146 DOM
3. 2026-06-21
   days on market $68,900 Active 145 DOM
4. 2026-06-18
   days on market $68,900 Active 143 DOM
5. 2026-06-17
   days on market $68,900 Active 142 DOM
6. 2026-06-16
   days on market $68,900 Active 141 DOM
7. 2026-06-15
   days on market $68,900 Active 140 DOM
8. 2026-06-13
   days on market $68,900 Active 138 DOM
9. 2026-06-12
   days on market $68,900 Active 137 DOM
10. 2026-06-09
    days on market $68,900 Active 134 DOM
11. 2026-06-08
    days on market $68,900 Active 133 DOM
12. 2026-06-07
    days on market $68,900 Active 132 DOM
13. 2026-06-05
    days on market $68,900 Active 130 DOM
14. 2026-06-04
    days on market $68,900 Active 128 DOM
15. 2026-06-02
    days on market $68,900 Active 127 DOM
16. 2026-06-01
    days on market $68,900 Active 126 DOM
17. 2026-05-31
    days on market $68,900 Active 125 DOM
18. 2026-05-31
    days on market $68,900 Active 124 DOM
19. 2026-01-17
    listed $68,900 Active
20. 2013-02-25
    listed $4,500

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,704
• − Mortgage interest: −$3,859
• − Property taxes: −$1,034
• − Insurance: −$344
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$2,004
• Taxable income: $3,429
• Est. tax owed @ 24.0%: −$823
• After-tax cash flow: $3,499/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: West Elk
• NCES district ID: 2007500
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 40% ▲ 10.00%
• Median HH income: $36,442
• Composite: 35.63/100
• National rank: #9704
• State rank: #79 of 280 in KS

Livability — Howard

• Score: 65/100
• State rank: #283
• US rank: #12762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Howard, KS
• Population (ZIP): 764

Population outlook (Elk County) Hauer SSP2

• Today (2025): 2,111 people
• By 2030: 1,896 · -10.2%
• By 2040: 1,572 · -25.5%
• By 2050: 1,386 · -34.3%
• By 2075: 1,363 · -35.4%
• By 2100: 1,547 · -26.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 4% Native American 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 1%
• Foreign-born: 1%

Political lean MEDSL · Elk

• 2024 margin: Solid R (+69.7) · D 14.3% · R 83.9% · Other 1.8%
• 2008→2024 swing: -22.3pp toward R · 2008: -47.4pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+69.7 2016: R+70.5 2012: R+56.3 2008: R+47.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.28%
• Current HPI: 169.3365
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1431.1% since first listed

2 events — show timeline

• 2026-01-17 Listed $68,900 SCKMLS as Distributed by MLS Grid
• 2013-02-25 Listed $4,500 SCKMLS as Distributed by MLS Grid