Rc Franklin Plan · Spring Hill, KS 66083

$333,490

3 bd · 2.0 ba · 1,243 sqft · SingleFamily · 202 Days on market

Good condition 2-car garage

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Why this score? — see what drove the F 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 +7.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-plan layout connecting a spacious Great Room, peninsula-style kitchen and a lovely dining area. Two secondary bedrooms off the kitchen provide secluded retreats, while the owner's suite is situated at the opposite side of the home with an attached bathroom and walk-in closet.

Key facts

• Diverse shopping
• 2 garage spots
• Listed 201 days

Tags

• EASY ACCESS TO ROUTE 7
• DIVERSE SHOPPING
• SPRING HILL SCHOOL DISTRICT

🏗️ New construction. The $333,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $341,883.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $333k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-401 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (25.5% below list).
• Recommended offer: $248k (25.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#93 in KS) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Spring Hill (rural): math 40% / reading 47% proficiency, ranked #11 of 169 in KS (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Wolf Creek Elementary School (math 52% / reading 52%, grade C-, #131 of 684 statewide, top 23%, 303 students, 11% FRL); Spring Hill Middle School (math 24% / reading 33%, grade F, #89 of 219 statewide, top 40%, 471 students, 24% FRL); Spring Hill High School (math 27% / reading 47%, grade F, #26 of 327 statewide, top 8%, 983 students, 18% FRL) — zoned schools at 17% FRL track the district average.
• Market conditions: 638 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,969 units permitted in Johnson County in 2024 (1,066 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Johnson County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($293k) is reasonable based on typical stale-listing flexibility.

Recommended offer $248,287 (25.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.73% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.03%
• DSCR: 0.78
• GRM: 11.5

CMA / ARV

• ARV (median comp): $341,883
• List price: $333,490
• Delta: -2.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20338 W 194th Ter	0.15mi	3/2.0	1,234 (-1%)	3mo	$314,990	$255	89
20216 W 194th Ter	0.16mi	3/2.0	1,234 (-1%)	3mo	$309,890	$251	89
20337 W 193rd Ter	0.15mi	3/2.0	1,233 (-1%)	6mo	$318,000	$258	87
20257 W 194th Ter	0.21mi	3/2.0	1,234 (-1%)	5mo	$321,990	$261	85
19443 Lincoln St	0.19mi	3/2.0	1,216 (-2%)	4mo	$324,820	$267	84
19467 Lincoln St	0.21mi	3/2.0	1,216 (-2%)	6mo	$325,390	$268	82
20209 W 194th Ter	0.19mi	3/2.0	1,328 (+7%)	5mo	$341,040	$257	75
20240 W 194th Ter	0.10mi	3/2.0	1,365 (+10%)	5mo	$332,515	$244	74
19475 Lincoln St	0.22mi	3/2.0	1,328 (+7%)	5mo	$340,690	$257	74
20344 W 193rd Ter	0.07mi	3/2.0	1,384 (+11%)	6mo	$325,000	$235	73
20217 W 194th Ter	0.21mi	3/2.0	1,355 (+9%)	6mo	$331,815	$245	71
19626 W 195th Pl	0.61mi	2/2.0 (-1)	1,394 (+12%)	0mo	$382,642	$274	46

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

Projected returns pro-forma

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

5-year hold

• IRR: -24.8%
• Equity multiple: 0.15×
• Total profit: $-80,915
• Equity at exit: $50,976

10-year hold

• IRR: -20.6%
• Equity multiple: -0.08×
• Total profit: $-103,211
• Equity at exit: $29,560

Cash invested: $95,727 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 17 under contract
• Months of supply: 4.9 mo (20%/mo absorbed)
• Median asking: $363,168 ($265/sqft)
• Median days on market: 135 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +3.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 66083

• Home prices YoY: -32.9%
• Active inventory: 638
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,483 medium
• Mortgage (P&I): −$1,793
• Tax est. 1.5%: −$427 /mo · $5,128/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-401

Break-even live

Break-even rent $2,991

Max offer price $283,827

Occupancy floor —

Sensitivity live

Price	-10% $-165	-5% $-283	+0% $-401	+5% $-519	+10% $-637
Rent	-10% $-597	-5% $-499	+0% $-401	+5% $-303	+10% $-205
Rate	-1.0pp $-229	-0.5pp $-314	base $-401	+0.5pp $-490	+1.0pp $-580

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: $85,471
• Closing costs: $10,256
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20368 W 194th Ter Spring Hill, KS	3.0	2.0	1050	$2,295	$2.19	164d	1	0.19mi
19427 Lincoln St Spring Hill, KS	3.0	2.0	1260	$2,195	$1.74	43d	1	0.19mi
20313 W 195th St Spring Hill, KS	3.0	2.0	1216	$2,100	$1.73	7d	1	1.08mi

Property features AI

Finance

• Financial info: List price $326,990

Exterior

• Parking: 2-car garage (2 parking spaces total)
• Home design: Plan home (Rc Franklin)New construction plan
• Exterior features: Living area approximately 1243

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area

Listing history 50 events

1. 2026-11-08
   days on market $333,490 Active 202 DOM
2. 2026-11-07
   days on market $333,490 Active 201 DOM
3. 2026-11-06
   days on market $333,490 Active 200 DOM
4. 2026-11-05
   days on market $333,490 Active 199 DOM
5. 2026-11-04
   days on market $333,490 Active 198 DOM
6. 2026-11-02
   days on market $333,490 Active 196 DOM
7. 2026-11-01
   days on market $333,490 Active 195 DOM
8. 2026-10-31
   days on market $333,490 Active 194 DOM
9. 2026-10-30
   days on market $333,490 Active 193 DOM
10. 2026-10-29
    days on market $333,490 Active 192 DOM
11. 2026-10-28
    days on market $333,490 Active 191 DOM
12. 2026-10-27
    days on market $333,490 Active 190 DOM
13. 2026-10-26
    days on market $333,490 Active 189 DOM
14. 2026-10-25
    days on market $333,490 Active 188 DOM
15. 2026-10-24
    days on market $333,490 Active 187 DOM
16. 2026-10-23
    days on market $333,490 Active 186 DOM
17. 2026-10-22
    days on market $333,490 Active 185 DOM
18. 2026-10-21
    days on market $333,490 Active 184 DOM
19. 2026-10-20
    days on market $333,490 Active 183 DOM
20. 2026-10-19
    days on market $333,490 Active 182 DOM
21. 2026-10-18
    days on market $333,490 Active 181 DOM
22. 2026-10-17
    days on market $333,490 Active 180 DOM
23. 2026-10-16
    days on market $333,490 Active 179 DOM
24. 2026-10-15
    days on market $333,490 Active 178 DOM
25. 2026-10-14
    days on market $333,490 Active 177 DOM
26. 2026-10-13
    days on market $333,490 Active 176 DOM
27. 2026-10-12
    days on market $333,490 Active 175 DOM
28. 2026-10-11
    days on market $333,490 Active 174 DOM
29. 2026-10-10
    days on market $333,490 Active 173 DOM
30. 2026-10-09
    days on market $333,490 Active 172 DOM
31. 2026-10-08
    days on market $333,490 Active 171 DOM
32. 2026-10-07
    days on market $333,490 Active 170 DOM
33. 2026-10-06
    days on market $333,490 Active 169 DOM
34. 2026-10-05
    days on market $333,490 Active 168 DOM
35. 2026-10-04
    days on market $333,490 Active 167 DOM
36. 2026-10-03
    days on market $333,490 Active 166 DOM
37. 2026-10-02
    days on market $333,490 Active 165 DOM
38. 2026-10-01
    days on market $333,490 Active 164 DOM
39. 2026-09-30
    days on market $333,490 Active 163 DOM
40. 2026-09-29
    days on market $333,490 Active 162 DOM
41. 2026-09-28
    days on market $333,490 Active 161 DOM
42. 2026-09-27
    days on market $333,490 Active 160 DOM
43. 2026-09-25
    days on market $333,490 Active 158 DOM
44. 2026-09-24
    days on market $333,490 Active 157 DOM
45. 2026-09-23
    days on market $333,490 Active 156 DOM
46. 2026-09-22
    days on market $333,490 Active 155 DOM
47. 2026-09-21
    days on market $333,490 Active 154 DOM
48. 2026-09-20
    days on market $333,490 Active 153 DOM
49. 2026-09-19
    days on market $333,490 Active 152 DOM
50. 2026-09-18
    days on market $333,490 Active 151 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,794
• − Mortgage interest: −$19,151
• − Property taxes: −$5,128
• − Insurance: −$1,709
• − Repairs & maintenance: −$2,384
• − Management: −$2,384
• − Depreciation: −$9,946
• Taxable loss: −$10,907
• Est. tax savings @ 24.0%: +$2,618
• After-tax cash flow: $-2,197/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This single-story home is in excellent condition with a good layout and modern finishes. It is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and value. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and attract buyers/tenants who value eco-friendly features. ↑

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Wolf Creek Elementary School C- KS #131/684 Nat'l #11,263/41,679 Middle Spring Hill Middle School F KS #89/219 Nat'l #9,410/14,009 High Spring Hill High School F KS #26/327 Nat'l #9,001/17,239

Schools (NCES district)

• District: Spring Hill
• NCES district ID: 2011850
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 47% ▲ 5.00%
• Median HH income: $80,172
• Composite: 40.26/100
• National rank: #3767
• State rank: #11 of 169 in KS

B Composite livability gradescore 73/100

Livability — Spring Hill

• Score: 73/100
• State rank: #93
• US rank: #5370

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Hill, KS
• County: Johnson County · 663,396 people
• City population: 13,011
• Metro: Kansas City, MO-KS
• Population (ZIP): 13,011
• Household income: $116,791
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 15% of renters

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Population outlook (Johnson County) Hauer SSP2

• Today (2025): 663,396 people
• By 2030: 702,585 · +5.9%
• By 2040: 775,386 · +16.9%
• By 2050: 841,772 · +26.9%
• By 2075: 994,137 · +49.9%
• By 2100: 1,073,036 · +61.7%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 5%
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

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Political lean MEDSL · Johnson

• 2024 margin: Lean D (+8.5) · D 53.4% · R 44.9% · Other 1.8%
• 2008→2024 swing: +17.5pp toward D · 2008: -9.0pp · 2024: 8.5pp
• All cycles: 2024: D+8.5 2020: D+8.2 2016: R+2.7 2012: R+17.8 2008: R+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.12%
• Current HPI: 265.6494
• Rent YoY: —
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Property features AI

Finance

• Financial info: List price $326,990

Exterior

• Parking: 2-car garage (2 parking spaces total)
• Home design: Plan home (Rc Franklin)New construction plan
• Exterior features: Living area approximately 1243

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area