323 S Oak St · Medicine Lodge, KS 67104

$80,000

3 bd · 1.0 ba · 1,549 sqft · SingleFamily public records · 246 Days on market

Built 1920 0.30 ac lot

---

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
• Appreciation +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Here is a home located in a quiet and secluded area of town. The home has been fixed up by the owners and used as a hunting lodge. There is a nice wood pellet/corn stove in the living room that provides heat. As well, there is a wall furnace that is not currently hooked up. The kitchen, living room, dining room, and 2 of the bedrooms are all very spacious. Downstairs there is a 1 car garage/workshop and a large storage room with additional root cellar. The home is furnished and ready for you.

Key facts

• Central ac condenser
• Wood ceiling
• Open-concept kitchen

Tags

• HARDWOOD FLOORS
• OPEN-CONCEPT KITCHEN
• WOOD CEILING
• FULL BATHROOM
• WORKSHOP AREA
• CENTRAL AC CONDENSER

Property features AI

Exterior

• Parking: Attached garage (1 car); Total of 1 parking space; Attached parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Metal siding; Composition roof; Built with a foundation and partial basement
• Exterior features: Covered porch; Porch; Shed(s)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Wood
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Natural gas heating; Central air; Ceiling fans; Window units
• Interior features: Electric range; Refrigerator; Gas water heater; Basement with partial finish, exterior entry and walk-out access; No fireplace
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#204 in KS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Barber County North (rural): math 28% / reading 33% proficiency, ranked #96 of 169 in KS (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Medicine Lodge Grade School (math 32% / reading 37%, grade F, #388 of 684 statewide, top 61%, 260 students, 56% FRL); Medicine Lodge Jr/Sr High School (math 22% / reading 27%, grade F, #105 of 327 statewide, top 49%, 218 students, 50% FRL) — zoned schools average 53% FRL vs 31% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 11 active listings in the ZIP.

Forward outlook

• In year one you build about $9k of equity ($553 loan paydown + $8k appreciation (10.0% local appreciation)).
• Barber County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 246 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $80k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.41% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.96%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.6%
• Equity multiple: 3.90×
• Total profit: $64,937
• Equity at exit: $72,070

10-year hold

• IRR: 32.4%
• Equity multiple: 8.79×
• Total profit: $174,472
• Equity at exit: $155,422

Cash invested: $22,400 (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 67104

• Home prices YoY: 6.3%
• Active inventory: 11
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $335

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 65%

Sensitivity live

Price	-10% $390	-5% $363	+0% $335	+5% $308	+10% $280
Rent	-10% $246	-5% $291	+0% $335	+5% $380	+10% $424
Rate	-1.0pp $375	-0.5pp $356	base $335	+0.5pp $314	+1.0pp $293

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $80,000 Active 246 DOM
2. 2026-06-18
   days on market $80,000 Active 244 DOM
3. 2026-06-17
   days on market $80,000 Active 243 DOM
4. 2026-06-16
   days on market $80,000 Active 242 DOM
5. 2026-06-15
   days on market $80,000 Active 241 DOM
6. 2026-06-13
   days on market $80,000 Active 239 DOM
7. 2026-06-12
   days on market $80,000 Active 238 DOM
8. 2026-06-09
   days on market $80,000 Active 235 DOM
9. 2026-06-08
   days on market $80,000 Active 234 DOM
10. 2026-06-07
    days on market $80,000 Active 233 DOM
11. 2026-06-05
    days on market $80,000 Active 231 DOM
12. 2026-06-04
    days on market $80,000 Active 229 DOM
13. 2026-06-02
    days on market $80,000 Active 228 DOM
14. 2026-06-01
    days on market $80,000 Active 227 DOM
15. 2026-05-31
    days on market $80,000 Active 226 DOM
16. 2026-05-31
    days on market $80,000 Active 225 DOM
17. 2026-03-30
    status Active
18. 2026-03-30
    price $80,000
19. 2025-09-20
    historical
20. 2025-08-25
    price $85,000
21. 2025-05-06
    status Active
22. 2025-04-15
    status Pending
23. 2025-03-19
    listed $87,000 Active
24. 2014-06-11
    soldstatus 497-char remark

    Show marketing remark (497 chars)

    Here is a home located in a quiet and secluded area of town. The home has been fixed up by the owners and used as a hunting lodge. There is a nice wood pellet/corn stove in the living room that provides heat. As well, there is a wall furnace that is not currently hooked up. The kitchen, living room, dining room, and 2 of the bedrooms are all very spacious. Downstairs there is a 1 car garage/workshop and a large storage room with additional root cellar. The home is furnished and ready for you.

25. 2014-01-23
    listed $35,000 497-char remark

    Show marketing remark (497 chars)

    Here is a home located in a quiet and secluded area of town. The home has been fixed up by the owners and used as a hunting lodge. There is a nice wood pellet/corn stove in the living room that provides heat. As well, there is a wall furnace that is not currently hooked up. The kitchen, living room, dining room, and 2 of the bedrooms are all very spacious. Downstairs there is a 1 car garage/workshop and a large storage room with additional root cellar. The home is furnished and ready for you.

26. 2005-02-01
    soldstatus $37,000

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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: $13,490
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$2,327
• Taxable income: $2,923
• Est. tax owed @ 24.0%: −$701
• After-tax cash flow: $3,321/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: Barber County North
• NCES district ID: 2009450
• Math proficiency: 28% ▬ 0.00%
• Reading proficiency: 33% ▬ 0.00%
• Median HH income: $45,807
• Composite: 26.2/100
• National rank: #7263
• State rank: #96 of 169 in KS

Livability — Medicine Lodge

• Score: 68/100
• State rank: #204
• US rank: #9128

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Medicine Lodge, KS
• Population (ZIP): 2,087

Population outlook (Barber County) Hauer SSP2

• Today (2025): 4,783 people
• By 2030: 4,719 · -1.3%
• By 2040: 4,639 · -3.0%
• By 2050: 4,640 · -3.0%
• By 2075: 4,742 · -0.9%
• By 2100: 4,647 · -2.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Native American 2% Asian 1%
• Common ancestry: Slovak 1% Iranian 1% Portuguese 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Vietnamese 1%

Political lean MEDSL · Barber

• 2024 margin: Solid R (+72.2) · D 13.3% · R 85.4% · Other 1.3%
• 2008→2024 swing: -22.0pp toward R · 2008: -50.2pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+73.8 2016: R+69.8 2012: R+56.1 2008: R+50.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.39%
• Current HPI: 173.9307
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+116.2% since first listed

10 events — show timeline

• 2026-03-30 Relisted — MKMLS as distributed by MLS GRID
• 2026-03-30 Price Changed $80,000 MKMLS as distributed by MLS GRID
• 2025-09-20 Delisted — MKMLS as distributed by MLS GRID
• 2025-08-25 Price Changed $85,000 MKMLS as distributed by MLS GRID
• 2025-05-06 Relisted — MKMLS as distributed by MLS GRID
• 2025-04-15 Pending — MKMLS as distributed by MLS GRID
• 2025-03-19 Listed $87,000 MKMLS as distributed by MLS GRID
• 2014-06-11 Sold (MLS) — MKMLS as distributed by MLS GRID
• 2014-01-23 Listed $35,000 MKMLS as distributed by MLS GRID
• 2005-02-01 Sold (Public Records) $37,000 Public Records