416 S Park St · Meade, KS 67864

$120,000

3 bd · 1.5 ba · 2,054 sqft · Other · 614 Days on market

7,000 sqft lot ↓ 8% since listing

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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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Appreciation +4.6/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 1921-built home
• New roof
• 7,000 sq ft lot

Tags

• 1921-BUILT HOME
• NEW ROOF

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; 2 stories; Faces unspecified
• Construction: Vinyl siding; Composition roof; Built year unspecified; Crawl space foundation
• Exterior features: Covered patio/porch; Shed(s)

Interior

• Kitchen: Electric range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Electric range; Refrigerator; Gas water heater; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (7.8% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#76 in KS, #4,403 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Meade (rural): math 35% / reading 40% proficiency, ranked #88 of 280 in KS (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 5 units permitted in Meade County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $830 of loan paydown is wiped out by about $980 of value loss. Plan a longer hold.
• Meade County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.8% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 614 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 614 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. 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: 0.92% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.43%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.05×
• Total profit: $1,597
• Equity at exit: $30,023

10-year hold

• IRR: 7.4%
• Equity multiple: 1.73×
• Total profit: $24,473
• Equity at exit: $32,435

Cash invested: $33,600 (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 67864

• Home prices YoY: -0.5%
• Active inventory: 14
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$43 /mo · $511/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $152

Break-even live

Break-even rent $914

Max offer price $120,000

Occupancy floor 81%

Sensitivity live

Price	-10% $220	-5% $186	+0% $152	+5% $118	+10% $84
Rent	-10% $65	-5% $108	+0% $152	+5% $196	+10% $240
Rate	-1.0pp $213	-0.5pp $183	base $152	+0.5pp $121	+1.0pp $89

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $120,000 Active 614 DOM
2. 2026-06-18
   days on market $120,000 Active 612 DOM
3. 2026-06-17
   days on market $120,000 Active 611 DOM
4. 2026-06-16
   days on market $120,000 Active 610 DOM
5. 2026-06-15
   days on market $120,000 Active 609 DOM
6. 2026-06-13
   days on market $120,000 Active 607 DOM
7. 2026-06-12
   days on market $120,000 Active 606 DOM
8. 2026-06-09
   days on market $120,000 Active 603 DOM
9. 2026-06-08
   days on market $120,000 Active 602 DOM
10. 2026-06-07
    days on market $120,000 Active 601 DOM
11. 2026-06-05
    days on market $120,000 Active 599 DOM
12. 2026-06-04
    days on market $120,000 Active 597 DOM
13. 2026-06-02
    days on market $120,000 Active 596 DOM
14. 2026-06-01
    days on market $120,000 Active 595 DOM
15. 2026-05-31
    days on market $120,000 Active 594 DOM
16. 2026-05-31
    days on market $120,000 Active 593 DOM
17. 2025-06-28
    price $120,000
18. 2025-04-03
    status Active
19. 2025-04-03
    price $125,000
20. 2025-03-29
    historical
21. 2025-02-04
    status Active
22. 2025-01-27
    status Pending
23. 2024-10-01
    listed $130,000 Active

ⓘ 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: $511 · $43/mo
• Projected year-2 tax: $1,692 · $141/mo
• Expected delta: +$1,181/yr (+$98/mo · 231.4%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 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: $13,275
• − Mortgage interest: −$6,722
• − Property taxes: −$511
• − Insurance: −$600
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$3,491
• Taxable loss: −$172
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $1,867/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: Meade
• NCES district ID: 2009420
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $52,136
• Composite: 35.14/100
• National rank: #9887
• State rank: #88 of 280 in KS

Livability — Meade

• Score: 74/100
• State rank: #76
• US rank: #4403

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meade, KS
• Population (ZIP): 1,701

Population outlook (Meade County) Hauer SSP2

• Today (2025): 3,775 people
• By 2030: 3,511 · -7.0%
• By 2040: 2,980 · -21.1%
• By 2050: 2,460 · -34.8%
• By 2075: 1,685 · -55.4%
• By 2100: 1,235 · -67.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · Meade

• 2024 margin: Solid R (+69.6) · D 14.6% · R 84.2% · Other 1.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -61.3pp · 2024: -69.6pp
• All cycles: 2024: R+69.6 2020: R+69.0 2016: R+70.7 2012: R+69.2 2008: R+61.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.82%
• Current HPI: 177.3355
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.7% since first listed

7 events — show timeline

• 2025-06-28 Price Changed $120,000 SWKSBOR
• 2025-04-03 Relisted — SWKSBOR
• 2025-04-03 Price Changed $125,000 SWKSBOR
• 2025-03-29 Delisted — SWKSBOR
• 2025-02-04 Relisted — SWKSBOR
• 2025-01-27 Pending — SWKSBOR
• 2024-10-01 Listed $130,000 SWKSBOR

Property tax history

+1.8%/yr

Latest (2025): $511 · -5.4% YoY. Source: county tax records.