1912 Walnut St · Harper, KS 67058

$93,000

3 bd · 1.5 ba · 1,348 sqft · SingleFamily public records · 104 Days on market

Built 1960 0.26 ac lot

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Why this score? — see what drove the C+ 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 +23.7/30.0
• Appreciation +7.7/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Key facts

• Functional kitchen
• Small pantry
• Gas range

Tags

• ROOF APPROXIMATELY 5 YEARS OLD
• HVAC SYSTEM UNDER 10 YEARS OLD
• FUNCTIONAL KITCHEN
• GAS RANGE
• SMALL PANTRY
• YARD SPIGOTS

Property features AI

Exterior

• Utilities: Public water; Sewer available; Natural gas available
• Home design: Single-family onsite built; One story
• Construction: Composition roof; Crawl space foundation
• Exterior features: Covered patio/porch; Storm door(s)

Interior

• Kitchen: Disposal; Refrigerator; Range
• Bedrooms: One-level home
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning (electric); Forced air heating (natural gas)
• Interior features: Disposal; Refrigerator; Range
• Laundry & utility: Washer and dryer included; Main floor laundry; 220V outlet/equipment

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $85k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#106 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Chaparral Schools (rural): math 29% / reading 29% proficiency, ranked #110 of 169 in KS (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Harper Elem (math 42% / reading 37%, grade F, #321 of 684 statewide, top 52%, 251 students, 67% FRL); Chaparral Jr/Sr High (math 12% / reading 17%, grade F, #267 of 327 statewide, top 84%, 350 students, 64% FRL).
• Market conditions: 15 active listings in the ZIP; 6 units permitted in Harper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($643 loan paydown + $5k appreciation (5.4% local appreciation)).
• Harper County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, 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 104 days — a 9% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $93k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,630 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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: 1.18% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.14%
• DSCR: 1.36
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.34×
• Total profit: $34,786
• Equity at exit: $54,884

10-year hold

• IRR: 20.2%
• Equity multiple: 4.63×
• Total profit: $94,618
• Equity at exit: $96,578

Cash invested: $26,040 (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 67058

• Home prices YoY: 3.2%
• Active inventory: 15
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,097 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$163 /mo · $1,960/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $177

Break-even live

Break-even rent $873

Max offer price $93,000

Occupancy floor 79%

Sensitivity live

Price	-10% $229	-5% $203	+0% $177	+5% $150	+10% $124
Rent	-10% $90	-5% $133	+0% $177	+5% $220	+10% $263
Rate	-1.0pp $224	-0.5pp $200	base $177	+0.5pp $153	+1.0pp $128

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-02
   status $93,000 Pending 104 DOM
2. 2026-06-01
   days on market $93,000 Active 104 DOM
3. 2026-05-31
   days on market $93,000 Active 103 DOM
4. 2026-05-31
   days on market $93,000 Active 102 DOM
5. 2026-04-23
   price $93,000
6. 2026-04-17
   price $93,500
7. 2026-04-03
   price $94,000
8. 2026-03-04
   price $95,000
9. 2026-02-17
   listed $100,000 Active
10. 1998-05-01
    soldstatus $60,000
11. 1993-07-01
    soldstatus $38,500

ⓘ 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: $1,960 · $163/mo
• Projected year-2 tax: $1,960 · $163/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 17 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: $13,162
• − Mortgage interest: −$5,209
• − Property taxes: −$1,960
• − Insurance: −$465
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$2,705
• Taxable income: $716
• Est. tax owed @ 24.0%: −$172
• After-tax cash flow: $1,949/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: Chaparral Schools
• NCES district ID: 2003390
• Math proficiency: 29% ▼ -2.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $42,329
• Composite: 24.65/100
• National rank: #7624
• State rank: #110 of 169 in KS

Livability — Harper

• Score: 72/100
• State rank: #106
• US rank: #6084

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harper, KS
• Population (ZIP): 1,893

Population outlook (Harper County) Hauer SSP2

• Today (2025): 5,360 people
• By 2030: 5,133 · -4.2%
• By 2040: 4,802 · -10.4%
• By 2050: 4,589 · -14.4%
• By 2075: 4,239 · -20.9%
• By 2100: 3,881 · -27.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Serbian 3% Lithuanian 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Harper

• 2024 margin: Solid R (+64.0) · D 17.1% · R 81.1% · Other 1.8%
• 2008→2024 swing: -18.8pp toward R · 2008: -45.2pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+63.8 2016: R+62.2 2012: R+50.8 2008: R+45.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.38%
• Current HPI: 170.8977
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+141.6% since first listed

7 events — show timeline

• 2026-04-23 Price Changed $93,000 SCKMLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $93,500 SCKMLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $94,000 SCKMLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $95,000 SCKMLS as Distributed by MLS Grid
• 2026-02-17 Listed $100,000 SCKMLS as Distributed by MLS Grid
• 1998-05-01 Sold (Public Records) $60,000 Public Records
• 1993-07-01 Sold (Public Records) $38,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,960 · -2.0% YoY. Source: county tax records.