928 W Summey St · Haysville, KS 67060

$114,900

3 bd · 2.0 ba · 1,350 sqft · Manufactured · 58 Days on market

Built 2002 Fair condition 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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home has brand new carpet, a lot sq. footage for the money. Home is appraised at $90,800 and selling way below that. Home has family room in back of the home that could be used for 4th bedroom. Home has brand new roof.

Key facts

• Haysville location
• Bonus room
• Permanent foundation

Tags

• BONUS ROOM
• PERMANENT FOUNDATION
• FULLY EQUIPPED KITCHEN
• HAYSVILLE LOCATION

Property features AI

Exterior

• Parking: RV access/parking
• Utilities: Public water; Sewer available; Natural gas available
• Home design: Single-family offsite built home; One story
• Construction: Composition roof; Crawl space foundation (also listed as none); Storm door(s); Storm window(s)
• Exterior features: Covered patio/porch; Wood fencing; Storage structure

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air (electric); Forced air heating (natural gas)
• Interior features: Dishwasher; Disposal; Refrigerator; Range
• Laundry & utility: Main floor laundry in a separate room; 220V outlet for laundry equipment

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#94 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Haysville (suburban): math 18% / reading 29% proficiency, ranked #137 of 169 in KS (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ruth Clark Elementary K-5 (math 37% / reading 47%, grade F, #273 of 684 statewide, top 45%, 346 students, 59% FRL); Haysville Middle School (math 10% / reading 20%, grade F, #178 of 219 statewide, top 81%, 761 students, 58% FRL); Campus High Haysville (math 8% / reading 25%, grade F, #244 of 327 statewide, top 75%, 1,893 students, 48% FRL).
• Market conditions: 103 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,613 units permitted in Sedgwick County in 2024 (258 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sedgwick County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.31% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.82%
• DSCR: 1.66
• GRM: 6.3

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $6,711
• Equity at exit: $17,132

10-year hold

• IRR: 14.8%
• Equity multiple: 2.20×
• Total profit: $38,523
• Equity at exit: $9,934

Cash invested: $32,172 (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 67060

• Home prices YoY: -23.0%
• Active inventory: 103
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,508 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $397

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 69%

Sensitivity live

Price	-10% $477	-5% $437	+0% $397	+5% $358	+10% $318
Rent	-10% $278	-5% $338	+0% $397	+5% $457	+10% $516
Rate	-1.0pp $455	-0.5pp $427	base $397	+0.5pp $368	+1.0pp $337

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1008 E Karla Ct Haysville, KS	3.0	2.0	1770	$1,500	$0.85	14d	1	0.77mi
288 Copper Tail LN Haysville, KS	3.0	2.5	1500	$1,700	$1.13	14d	5	1.07mi
1012 W 55th St S Wichita, KS	3.0	2.0	1200	$1,395	$1.16	22d	1	1.17mi
335 S Jane St Haysville, KS	2.0–3.0	2.0	1065	$1,400	$1.31	14d	1	1.26mi

Listing history 16 events

1. 2026-06-18
   days on market $114,900 Active 58 DOM
2. 2026-06-17
   days on market $114,900 Active 57 DOM
3. 2026-06-16
   days on market $114,900 Active 56 DOM
4. 2026-06-15
   days on market $114,900 Active 55 DOM
5. 2026-06-14
   pricestatusdays on market $114,900 Active 53 DOM
6. 2026-05-18
   status Pending
7. 2026-04-21
   price $119,900
8. 2026-03-27
   listed $129,900 Active
9. 2026-03-11
   historical
10. 2026-03-11
    price $129,900
11. 2026-03-09
    status Active
12. 2026-03-04
    status Pending
13. 2026-02-24
    listed $125,000 Active
14. 2015-07-08
    historical 222-char remark

    Show marketing remark (222 chars)

    Home has brand new carpet, a lot sq. footage for the money. Home is appraised at $90,800 and selling way below that. Home has family room in back of the home that could be used for 4th bedroom. Home has brand new roof.

15. 2015-05-14
    listed $64,900 222-char remark

    Show marketing remark (222 chars)

    Home has brand new carpet, a lot sq. footage for the money. Home is appraised at $90,800 and selling way below that. Home has family room in back of the home that could be used for 4th bedroom. Home has brand new roof.

16. 2007-05-21
    listed $40,900

ⓘ 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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $18,097
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$3,343
• Taxable income: $3,125
• Est. tax owed @ 24.0%: −$750
• After-tax cash flow: $4,018/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

Fair 45/100 Moderate rehab

This manufactured home requires significant exterior and interior repairs, but has potential for substantial value increase with updates.

Repairs flagged

• Major siding — Severe weathering and peeling
• Major roof — Visible damage and discoloration
• Major flooring — Worn carpet
• Major interior walls/paint — Painted walls with visible wear

Value-add opportunities

• Resale new siding — Enhances curb appeal and durability
• Resale new roof — Improves structural integrity and longevity
• Resale new flooring — Freshens the interior and adds value
• Resale painting interior walls — Refreshes the interior and enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and peeling	Major	$15,000–50,000
roof · Visible damage and discoloration	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
interior walls/paint · Painted walls with visible wear	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale new siding — Enhances curb appeal and durability ↑
• Resale new roof — Improves structural integrity and longevity ↑
• Resale new flooring — Freshens the interior and adds value ↑
• Resale painting interior walls — Refreshes the interior and enhances curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Haysville
• NCES district ID: 2007050
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 29% ▼ -1.00%
• Median HH income: $55,560
• Composite: 21.3/100
• National rank: #8385
• State rank: #137 of 169 in KS

Livability — Haysville

• Score: 73/100
• State rank: #94
• US rank: #5386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haysville, KS
• Population (ZIP): 14,004

Population outlook (Sedgwick County) Hauer SSP2

• Today (2025): 537,014 people
• By 2030: 546,984 · +1.9%
• By 2040: 559,141 · +4.1%
• By 2050: 562,027 · +4.7%
• By 2075: 557,255 · +3.8%
• By 2100: 513,383 · -4.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 6% Pacific Islander 2% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 2%

Political lean MEDSL · Sedgwick

• 2024 margin: R (+13.8) · D 42.3% · R 56.1% · Other 1.6%
• 2008→2024 swing: -1.1pp toward R · 2008: -12.7pp · 2024: -13.8pp
• All cycles: 2024: R+13.8 2020: R+12.6 2016: R+19.1 2012: R+19.7 2008: R+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.95%
• Current HPI: 244.4809
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+193.2% since first listed

11 events — show timeline

• 2026-05-18 Pending — SCKMLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $119,900 SCKMLS as Distributed by MLS Grid
• 2026-03-27 Listed $129,900 SCKMLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $129,900 SCKMLS as Distributed by MLS Grid
• 2026-03-11 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2026-03-09 Relisted — SCKMLS as Distributed by MLS Grid
• 2026-03-04 Pending — SCKMLS as Distributed by MLS Grid
• 2026-02-24 Listed $125,000 SCKMLS as Distributed by MLS Grid
• 2015-07-08 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2015-05-14 Listed $64,900 SCKMLS as Distributed by MLS Grid
• 2007-05-21 Listed $40,900 SCKMLS as Distributed by MLS Grid