207 Melvin N/A · Arma, KS 66712

$99,900

4 bd · 1.0 ba · 1,452 sqft · SingleFamily public records · 220 Days on market

Built 1930 8,501 sqft lot Est $186k · 46% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Appreciation +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Lots of space with this ranch on corner lot. Master bedroom opens to large deck. Great eat-in kitchen with tons of cabinet space.

Key facts

• 8,501 sq ft lot
• 2 garage spots
• Listed 219 days

Property features AI

Finance

• Other: Living area reported as 1,452 (public records)
• HOA & community: No association fees

Exterior

• Parking: Attached garage (2 car)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch style; One story
• Construction: Composition roof; Other construction materials; Crawl space basement; Estimated age: 76–100 years
• Exterior features: Deck; Lot approximately 50 x 170 (8,501 sq ft); Not in a flood plain; Located inside city limits

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Window coverings; Storm windows; Ranch floor plan; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#208 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Northeast (rural): math 18% / reading 22% proficiency, ranked #159 of 169 in KS (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP; 65 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $374 of equity ($691 loan paydown + $-317 appreciation (-0.3% local appreciation)).
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $100k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 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 1930 — 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 F-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: 1.28% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.17%
• DSCR: 1.76
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $185,856
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 S West St	0.18mi	3/1.0 (-1)	1,432 (-1%)	19mo	$49,950	$35	68
504 E View St	0.26mi	3/3.0 (-1)	1,466 (+1%)	15mo	$215,000	$147	61
615 S Long Ave	0.53mi	3/2.0 (-1)	1,426 (-2%)	11mo	$199,500	$140	54
508 N 2nd St	0.56mi	3/2.0 (-1)	1,416 (-2%)	14mo	$219,900	$155	50
608 E Crawford St	0.32mi	3/2.0 (-1)	1,320 (-9%)	23mo	$169,000	$128	42
708 E Washington St	0.40mi	3/2.0 (-1)	1,664 (+15%)	12mo	$162,000	$97	38
412 N 1st St	0.54mi	3/2.0 (-1)	1,290 (-11%)	22mo	$155,000	$120	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 1.75×
• Total profit: $21,053
• Equity at exit: $27,433

10-year hold

• IRR: 20.8%
• Equity multiple: 3.23×
• Total profit: $62,492
• Equity at exit: $31,743

Cash invested: $27,972 (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 66712

• Home prices YoY: -0.2%
• Active inventory: 14
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$48 /mo · $579/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $400

Break-even live

Break-even rent $777

Max offer price $99,900

Occupancy floor 64%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $99,900 Active 220 DOM
2. 2026-06-18
   days on market $99,900 Active 219 DOM
3. 2026-06-17
   days on market $99,900 Active 218 DOM
4. 2026-06-16
   days on market $99,900 Active 217 DOM
5. 2026-06-15
   days on market $99,900 Active 216 DOM
6. 2026-06-14
   days on market $99,900 Active 214 DOM
7. 2026-06-12
   days on market $99,900 Active 213 DOM
8. 2026-06-09
   days on market $99,900 Active 210 DOM
9. 2026-06-08
   days on market $99,900 Active 209 DOM
10. 2026-06-07
    days on market $99,900 Active 208 DOM
11. 2026-06-05
    days on market $99,900 Active 206 DOM
12. 2026-06-03
    days on market $99,900 Active 204 DOM
13. 2026-06-02
    days on market $99,900 Active 203 DOM
14. 2026-06-01
    days on market $99,900 Active 202 DOM
15. 2026-05-31
    days on market $99,900 Active 201 DOM
16. 2026-05-30
    days on market $99,900 Active 200 DOM
17. 2026-05-21
    price $99,900
18. 2026-02-26
    price $115,000
19. 2025-11-11
    listed $125,000 Active
20. 2012-03-30
    soldstatus 129-char remark

    Show marketing remark (129 chars)

    Lots of space with this ranch on corner lot. Master bedroom opens to large deck. Great eat-in kitchen with tons of cabinet space.

21. 2011-09-06
    listed $37,500 129-char remark

    Show marketing remark (129 chars)

    Lots of space with this ranch on corner lot. Master bedroom opens to large deck. Great eat-in kitchen with tons of cabinet space.

22. 2009-01-01
    soldstatus $55,000
23. 1993-09-01
    soldstatus $27,000
24. 1991-08-01
    soldstatus $24,400
25. 1989-09-01
    soldstatus $23,000

ⓘ 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: $579 · $48/mo
• Projected year-2 tax: $1,409 · $117/mo
• Expected delta: +$829/yr (+$69/mo · 143.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,401
• − Mortgage interest: −$5,596
• − Property taxes: −$579
• − Insurance: −$500
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$2,906
• Taxable income: $3,356
• Est. tax owed @ 24.0%: −$805
• After-tax cash flow: $3,996/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: Northeast
• NCES district ID: 2003480
• Math proficiency: 18% ▼ -10.00%
• Reading proficiency: 22% ▼ -2.00%
• Median HH income: $35,724
• Composite: 16.53/100
• National rank: #9180
• State rank: #159 of 169 in KS

Livability — Arma

• Score: 68/100
• State rank: #208
• US rank: #9327

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arma, KS
• Population (ZIP): 1,471

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,393 people
• By 2030: 39,540 · +0.4%
• By 2040: 39,452 · +0.1%
• By 2050: 39,188 · -0.5%
• By 2075: 39,038 · -0.9%
• By 2100: 38,219 · -3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Lithuanian 6% Danish 2% Iranian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Crawford

• 2024 margin: Strong R (+25.3) · D 36.5% · R 61.7% · Other 1.8%
• 2008→2024 swing: -26.7pp toward R · 2008: 1.4pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+23.1 2016: R+23.1 2012: R+6.5 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.32%
• Current HPI: 154.0525
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+334.3% since first listed

9 events — show timeline

• 2026-05-21 Price Changed $99,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $115,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-11 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2012-03-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2011-09-06 Listed $37,500 Heartland MLS as Distributed by MLS Grid
• 2009-01-01 Sold (Public Records) $55,000 Public Records
• 1993-09-01 Sold (Public Records) $27,000 Public Records
• 1991-08-01 Sold (Public Records) $24,400 Public Records
• 1989-09-01 Sold (Public Records) $23,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $579 · +8.7% YoY. Source: county tax records.