106 S Colorado St · Plainville, KS 67663

$109,000

3 bd · 2.0 ba · 1,313 sqft · SingleFamily public records · 8 Days on market

Built 1954 0.28 ac lot

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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 +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Appreciation +3.0/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Shaded backyard
• Attached carport
• Additional carport

Tags

• COMMUNITY SWIMMING POOL
• ATTACHED CARPORT
• ADDITIONAL CARPORT
• SHADED BACKYARD
• STORAGE SHEDS
• MAINTENANCE FREE EXTERIOR

Property features AI

Finance

• Other: Zoning: NC.3 / R-3; Lot size approximately 0.28 acres

Exterior

• Utilities: Well and private water available; public water available; Public sewer; Cable available; Natural gas available
• Home design: Residential property
• Construction: Composition roof
• Exterior features: Deck

Interior

• Kitchen: Range; Oven; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Heating & cooling: Central air conditioning
• Interior features: Window coverings; Wood-burning fireplace; Total of 7 rooms
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $106k (2.6% below list).
• Recommended offer: $106k (2.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#21 in KS, #2,088 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Plainville (rural): math 30% / reading 30% proficiency, ranked #166 of 280 in KS (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 3 units permitted in Rooks County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,159 (2.6% below list)

Questions for the listing agent

1. Built in 1954 — 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. 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?
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: 0.97% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.36%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-12,208
• Equity at exit: $16,252

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-3,563
• Equity at exit: $9,424

Cash invested: $30,520 (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 67663

• Home prices YoY: -2.4%
• Active inventory: 7
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $85

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 87%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $109,000 Active 8 DOM
2. 2026-06-18
   days on market $109,000 Active 7 DOM
3. 2026-06-17
   days on market $109,000 Active 6 DOM
4. 2026-06-16
   days on market $109,000 Active 5 DOM
5. 2026-06-15
   days on market $109,000 Active 4 DOM
6. 2026-06-14
   days on market $109,000 Active 2 DOM
7. 2026-06-12
   listed $109,000 Active 1 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°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: $12,739
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$3,171
• Taxable loss: −$756
• Est. tax savings @ 24.0%: +$181
• After-tax cash flow: $1,206/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: Plainville
• NCES district ID: 2010740
• Math proficiency: 30% ▲ 5.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $46,331
• Composite: 28.69/100
• National rank: #12011
• State rank: #166 of 280 in KS

Livability — Plainville

• Score: 79/100
• State rank: #21
• US rank: #2088

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plainville, KS
• Population (ZIP): 2,449

Population outlook (Rooks County) Hauer SSP2

• Today (2025): 5,196 people
• By 2030: 5,218 · +0.4%
• By 2040: 5,216 · +0.4%
• By 2050: 5,171 · -0.5%
• By 2075: 5,171 · -0.5%
• By 2100: 4,713 · -9.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 4% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 5% Portuguese 2% Hungarian 1%
• Foreign-born: 0% · China
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Rooks

• 2024 margin: Solid R (+71.2) · D 13.8% · R 85.0% · Other 1.3%
• 2008→2024 swing: -9.4pp toward R · 2008: -61.8pp · 2024: -71.2pp
• All cycles: 2024: R+71.2 2020: R+73.7 2016: R+72.6 2012: R+67.1 2008: R+61.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.93%
• Current HPI: 157.17
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-11 Listed $109,000 Hays MLS