224 S Collingwood St · Pretty Prairie, KS 67570

$105,000

5 bd · 2.0 ba · 1,135 sqft · SingleFamily public records · 3 Days on market

Built 1909 0.33 ac lot

---

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 +17.3/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• DSCR +5.4/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.33 acre lot
• 3 garage spots
• Built 1909

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $77 ($925/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).

Location & tenants

• Location reads 62/100 on livability (#382 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Pretty Prairie (rural): math 35% / reading 35% proficiency, ranked #112 of 280 in KS (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pretty Prairie Elem (math 34% / reading 34%, grade F, #388 of 684 statewide, top 61%, 132 students, 51% FRL); Pretty Prairie Middle (math 22% / reading 37%, grade F, #72 of 219 statewide, top 38%, 92 students, 45% FRL); Pretty Prairie High (math 10% / reading 50%, grade F, #59 of 327 statewide, top 18%, 83 students, 32% FRL) — zoned schools average 43% FRL vs 27% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 6 active listings in the ZIP; 40 units permitted in Reno County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($726 loan paydown + $7k appreciation (6.8% local appreciation)).
• Reno County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $15k; list at $105k implies a 600% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.05% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.36×
• Total profit: $40,030
• Equity at exit: $71,057

10-year hold

• IRR: 18.7%
• Equity multiple: 4.84×
• Total profit: $112,985
• Equity at exit: $133,460

Cash invested: $29,400 (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 67570

• Home prices YoY: 2.5%
• Active inventory: 6
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$199 /mo · $2,391/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $77

Break-even live

Break-even rent $1,005

Max offer price $105,000

Occupancy floor 88%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-03-29
   status Pending
2. 2026-03-25
   listed $105,000 Active
3. 1992-04-01
   soldstatus $15,000

ⓘ 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: $2,391 · $199/mo
• Projected year-2 tax: $2,391 · $199/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 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: $13,226
• − Mortgage interest: −$5,882
• − Property taxes: −$2,391
• − Insurance: −$525
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$3,055
• Taxable loss: −$743
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $1,103/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: Pretty Prairie
• NCES district ID: 2010920
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $53,155
• Composite: 33.28/100
• National rank: #10585
• State rank: #112 of 280 in KS

Livability — Pretty Prairie

• Score: 62/100
• State rank: #382
• US rank: #16982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pretty Prairie, KS
• Population (ZIP): 1,452

Population outlook (Reno County) Hauer SSP2

• Today (2025): 63,149 people
• By 2030: 62,477 · -1.1%
• By 2040: 60,901 · -3.6%
• By 2050: 59,679 · -5.5%
• By 2075: 58,792 · -6.9%
• By 2100: 56,900 · -9.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Iranian 2% Scotch-Irish 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Reno

• 2024 margin: Solid R (+34.5) · D 31.8% · R 66.2% · Other 2.0%
• 2008→2024 swing: -11.1pp toward R · 2008: -23.4pp · 2024: -34.5pp
• All cycles: 2024: R+34.5 2020: R+34.3 2016: R+36.0 2012: R+31.5 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.75%
• Current HPI: 272.1132
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+600.0% since first listed

3 events — show timeline

• 2026-03-29 Pending — SCKMLS as Distributed by MLS Grid
• 2026-03-25 Listed $105,000 SCKMLS as Distributed by MLS Grid
• 1992-04-01 Sold (Public Records) $15,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $2,391 · +3.6% YoY. Source: county tax records.