204 E Concord Ave · Holyrood, KS 67450

$62,000

3 bd · 1.0 ba · 1,313 sqft · SingleFamily public records · 110 Days on market

Built 1918 7,405 sqft 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
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Appreciation +4.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Functional kitchen
• Versatile layout
• Outdoor deck

Tags

• ORIGINAL HARDWOOD FLOORS
• FUNCTIONAL KITCHEN
• OUTDOOR DECK
• VERSATILE LAYOUT
• GENEROUS CLOSET STORAGE
• RECENT MECHANICAL UPDATES

Property features AI

Finance

• Financial info: Annual property tax listed
• HOA & community: Community playground

Exterior

• Parking: Detached or attached 2-car garage (2 parking spaces total)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Wood siding; Composition roof; Partial basement
• Exterior features: Covered deck; Partial wood and wire fencing; Paved road access; Composition roof

Interior

• Kitchen: Electric range; Refrigerator; Range hood
• Bedrooms: One bedroom on the main level
• Flooring: Wood flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Electric range, refrigerator, range hood; Wood flooring; Partial basement
• Laundry & utility: Laundry located on the lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $56k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#191 in KS) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Zoned schools: Central Plains Elementary School - Holyrood (math 57% / reading 62%, grade B-, #70 of 684 statewide, top 12%, 224 students, 46% FRL).
• Market conditions: 1 active listings in the ZIP; 2 units permitted in Ellsworth County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $340 of equity ($429 loan paydown + $-89 appreciation (-0.1% local appreciation)).
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• 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 $56,420 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 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 1918 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 1.70% ✓
• Cap rate: 14.09%
• Cash-on-cash: 27.84%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 2.35×
• Total profit: $23,440
• Equity at exit: $17,559

10-year hold

• IRR: 31.9%
• Equity multiple: 4.52×
• Total profit: $61,176
• Equity at exit: $20,755

Cash invested: $17,360 (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 67450

• Home prices YoY: -0.1%
• Active inventory: 1
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$78 /mo · $930/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $403

Break-even live

Break-even rent $542

Max offer price $62,000

Occupancy floor 57%

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $62,000 Active 110 DOM
2. 2026-06-17
   days on market $62,000 Active 109 DOM
3. 2026-06-16
   days on market $62,000 Active 108 DOM
4. 2026-06-15
   days on market $62,000 Active 107 DOM
5. 2026-06-13
   pricedays on market $62,000 Active 105 DOM
6. 2026-06-12
   days on market $63,400 Active 104 DOM
7. 2026-06-09
   days on market $63,400 Active 101 DOM
8. 2026-06-08
   days on market $63,400 Active 100 DOM
9. 2026-06-07
   days on market $63,400 Active 99 DOM
10. 2026-06-05
    days on market $63,400 Active 97 DOM
11. 2026-06-04
    days on market $63,400 Active 95 DOM
12. 2026-06-02
    days on market $63,400 Active 94 DOM
13. 2026-06-01
    days on market $63,400 Active 93 DOM
14. 2026-05-31
    days on market $63,400 Active 92 DOM
15. 2026-05-31
    days on market $63,400 Active 91 DOM
16. 2026-05-18
    status Pending
17. 2026-04-20
    price $63,400
18. 2026-02-18
    listed $65,900 Active
19. 2017-11-30
    historical
20. 2016-12-14
    listed $38,500
21. 2012-05-31
    historical
22. 2011-11-07
    listed $38,500

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 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: $12,627
• − Mortgage interest: −$3,473
• − Property taxes: −$930
• − Insurance: −$310
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$1,804
• Taxable income: $4,090
• Est. tax owed @ 24.0%: −$982
• After-tax cash flow: $3,852/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)

No district data.

Livability — Holyrood

• Score: 69/100
• State rank: #191
• US rank: #8667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holyrood, KS
• Population (ZIP): 468

Population outlook (Ellsworth County) Hauer SSP2

• Today (2025): 6,172 people
• By 2030: 6,115 · -0.9%
• By 2040: 6,002 · -2.8%
• By 2050: 6,064 · -1.7%
• By 2075: 6,342 · +2.8%
• By 2100: 6,304 · +2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 2% Black 2% Native American 1%
• Common ancestry: Slovak 4% Serbian 2% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · French/Haitian/Cajun 2% German/W. Germanic 1%

Political lean MEDSL · Ellsworth

• 2024 margin: Solid R (+52.3) · D 23.1% · R 75.3% · Other 1.6%
• 2008→2024 swing: -12.5pp toward R · 2008: -39.8pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+52.0 2016: R+54.0 2012: R+45.2 2008: R+39.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.14%
• Current HPI: 190.3145
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+64.7% since first listed

7 events — show timeline

• 2026-05-18 Pending — MKMLS as distributed by MLS GRID
• 2026-04-20 Price Changed $63,400 MKMLS as distributed by MLS GRID
• 2026-02-18 Listed $65,900 MKMLS as distributed by MLS GRID
• 2017-11-30 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2016-12-14 Listed $38,500 SCKMLS as Distributed by MLS Grid
• 2012-05-31 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2011-11-07 Listed $38,500 SCKMLS as Distributed by MLS Grid