2213 N Forest Park St · Derby, KS 67037-3161

$320,000

5 bd · 3.0 ba · 2,505 sqft · SingleFamily public records · 6 Days on market

Built 1986 0.25 ac lot

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Why this score? — see what drove the D- 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 +10.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• DSCR +2.9/10.0
• Schools +2.9/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• In-ground pool
• Elevated deck
• Finished basement

Tags

• IN-GROUND POOL
• FINISHED BASEMENT
• PRIVATE BACKYARD OASIS
• COVERED PERGOLA SEATING AREA
• ELEVATED DECK

Property features AI

Exterior

• Parking: 2-car garage
• Security: Security lights
• Utilities: Public sewer available; Natural gas available; Public utilities
• Home design: Single-family onsite-built property
• Construction: Composition roof
• Exterior features: Bi-level home; Covered patio; Wood fencing; Storage structure; Full foundation with view out

Interior

• Kitchen: Dishwasher
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air (electric); Forced air heating (natural gas)
• Interior features: Finished basement; Two wood-burning fireplaces with glass doors (living room and family room); Security lights
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (21.8% below list).
• Recommended offer: $250k (21.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#229 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: crime C-, amenities F, commute F.
• Derby (suburban): math 29% / reading 36% proficiency, ranked #66 of 169 in KS (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Derby Hills Elem (math 32% / reading 37%, grade F, #388 of 684 statewide, top 61%, 384 students, 43% FRL); Derby North Middle School (math 29% / reading 29%, grade F, #85 of 219 statewide, top 40%, 828 students, 48% FRL); Derby High School (math 17% / reading 21%, grade F, #230 of 327 statewide, top 71%, 2,172 students, 43% FRL).
• Market conditions: 1 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,613 units permitted in Sedgwick County in 2024 (258 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (3.0% local appreciation)).
• Sedgwick County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 27y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,304 (21.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.78% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.44%
• DSCR: 0.89
• GRM: 10.7

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: 5.2%
• Equity multiple: 1.30×
• Total profit: $26,929
• Equity at exit: $143,886

10-year hold

• IRR: 8.3%
• Equity multiple: 2.25×
• Total profit: $112,215
• Equity at exit: $221,745

Cash invested: $89,600 (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 67037-3161

• Active inventory: 1
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,503 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$348 /mo · $4,182/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-183

Break-even live

Break-even rent $2,734

Max offer price $287,753

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-92	+0% $-183	+5% $-273	+10% $-364
Rent	-10% $-380	-5% $-281	+0% $-183	+5% $-84	+10% $15
Rate	-1.0pp $-21	-0.5pp $-101	base $-183	+0.5pp $-265	+1.0pp $-350

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2920 N Rough Creek Rd Derby, KS	5.0	3.0	2509	$2,350	$0.94	24d	1	0.81mi
3056 N Rough Creek Rd Derby, KS	5.0	3.0	2465	$2,695	$1.09	24d	1	1.01mi

Listing history 7 events

1. 2026-05-13
   status Pending
2. 2026-05-07
   listed $320,000 Active
3. 2020-08-25
   soldstatus
4. 2020-06-26
   listed $169,500
5. 2000-08-28
   soldstatus
6. 2000-03-03
   historical
7. 1999-08-06
   listed $133,900

ⓘ 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: $4,182 · $348/mo
• Projected year-2 tax: $4,512 · $376/mo
• Expected delta: +$330/yr (+$28/mo · 7.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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: $30,036
• − Mortgage interest: −$17,925
• − Property taxes: −$4,182
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,403
• − Management: −$2,403
• − Depreciation: −$9,309
• Taxable loss: −$7,785
• Est. tax savings @ 24.0%: +$1,868
• After-tax cash flow: $-322/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: Derby
• NCES district ID: 2005460
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 36% ▲ 1.00%
• Median HH income: $60,460
• Composite: 29.25/100
• National rank: #6564
• State rank: #66 of 169 in KS

Livability — Derby

• Score: 68/100
• State rank: #229
• US rank: #10061

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Derby, KS

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+139.0% since first listed

7 events — show timeline

• 2026-05-13 Pending — SCKMLS as Distributed by MLS Grid
• 2026-05-07 Listed $320,000 SCKMLS as Distributed by MLS Grid
• 2020-08-25 Sold (Public Records) — Public Records
• 2020-06-26 Listed $169,500 SCKMLS as Distributed by MLS Grid
• 2000-08-28 Sold (Public Records) — Public Records
• 2000-03-03 Listing Removed — SCKMLS as Distributed by MLS Grid
• 1999-08-06 Listed $133,900 SCKMLS as Distributed by MLS Grid

Property tax history

+5.6%/yr

Latest (2025): $4,182 · +21.1% YoY. Source: county tax records.