1725-1727 E 69th Ct N · Park City, KS 67219

$313,900

6 bd · 0.0 ba · 2,360 sqft · MultiFamily · 44 Days on market

Built 2021 9,045 sqft lot $137/mo HOA · 10% of rent

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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 +12.2/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• 1% rule +4.0/10.0
• DSCR +3.6/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Key facts

• Low special taxes
• Fenced backyard
• 9,045 sq ft lot

Tags

• FENCED BACKYARD
• VALLEY CENTER SCHOOL DISTRICT
• INSTANT INVESTMENT OPPORTUNITY
• LOW SPECIAL TAXES

Property features AI

Finance

• Financial info: Owner pays grounds care
• HOA & community: Has association; Association fee $1,645; HOA initiation fee $200

Exterior

• Parking: Attached parking for 4 vehicles
• Security: Fenced
• Utilities: Natural gas available; Public water
• Home design: Duplex
• Exterior features: Fenced yard; Composition roof

Interior

• Kitchen: Dishwasher; Microwave; Range; Garbage disposal
• Bedrooms: 2 total units (duplex)
• Heating & cooling: Electric cooling; Forced air heating
• Interior features: Dishwasher; Garbage disposal; Microwave; Range

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2-bath units multifamily listed at $314k.

Deal economics

• At list price, monthly cash flow is $-66 ($-790/yr) — negative. Per door: $-33/mo.
• To cash-flow at today's rent, offer at most $304k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (9.7% below list).
• Recommended offer: $284k (9.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#277 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: amenities F, commute F, health & safety F.
• Valley Center Pub Schools (suburban): math 30% / reading 37% proficiency, ranked #57 of 169 in KS (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Abilene Elem (math 64% / reading 64%, grade B, #45 of 684 statewide, top 8%, 259 students, 50% FRL); Valley Center Middle School (math 23% / reading 28%, grade F, #104 of 219 statewide, top 49%, 761 students, 42% FRL); Valley Center High (math 22% / reading 22%, grade F, #165 of 327 statewide, top 55%, 995 students, 34% FRL).
• Market conditions: Rents rising fast (+10.2%/yr); 37 active listings in the ZIP; 2,613 units permitted in Sedgwick County in 2024 (258 in 5+ unit buildings).
• At $2,836/mo this rent would consume 48% of the median local household income ($71k/yr) (locally 278% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $283,600 (9.7% 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 44 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.55×
• Total profit: $-39,945
• Equity at exit: $46,804

10-year hold

• IRR: 3.6%
• Equity multiple: 1.32×
• Total profit: $28,547
• Equity at exit: $27,140

Cash invested: $87,892 (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 67219

• Home prices YoY: -27.4%
• Rents YoY: 10.2%
• Active inventory: 37
• Price-to-rent: 18.4×

Monthly cashflow live

• Estimated rent: $2,836 high
• Mortgage (P&I): −$1,646
• Tax est. 1.5%: −$392 /mo · $4,708/yr
• Insurance: −$131
• HOA: −$137
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $-66

Break-even live

Break-even rent $2,919

Max offer price $304,371

Occupancy floor 97%

Sensitivity live

Price	-10% $151	-5% $43	+0% $-66	+5% $-174	+10% $-283
Rent	-10% $-290	-5% $-178	+0% $-66	+5% $46	+10% $158
Rate	-1.0pp $92	-0.5pp $14	base $-66	+0.5pp $-147	+1.0pp $-230

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,836
Total (2 units)			$2,836

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: $78,475
• Closing costs: $9,417
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $137 · $1,644/yr

Listing history 21 events

1. 2026-06-22
   days on market $313,900 Active 44 DOM
2. 2026-06-18
   days on market $313,900 Active 41 DOM
3. 2026-06-17
   days on market $313,900 Active 40 DOM
4. 2026-06-16
   days on market $313,900 Active 39 DOM
5. 2026-06-15
   days on market $313,900 Active 38 DOM
6. 2026-06-14
   days on market $313,900 Active 36 DOM
7. 2026-06-13
   pricedays on market $313,900 Active 35 DOM
8. 2026-06-10
   days on market $325,000 Active 33 DOM
9. 2026-06-09
   days on market $325,000 Active 32 DOM
10. 2026-06-08
    days on market $325,000 Active 31 DOM
11. 2026-06-07
    days on market $325,000 Active 30 DOM
12. 2026-06-05
    days on market $325,000 Active 27 DOM
13. 2026-06-03
    days on market $325,000 Active 26 DOM
14. 2026-06-02
    days on market $325,000 Active 25 DOM
15. 2026-06-01
    days on market $325,000 Active 24 DOM
16. 2026-05-31
    days on market $325,000 Active 23 DOM
17. 2026-05-30
    days on market $325,000 Active 22 DOM
18. 2026-05-08
    listed $325,000 Active
19. 2026-02-14
    historical
20. 2025-10-07
    listed $360,000 Active
21. 2021-08-30
    listed $305,000

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,032
• − Mortgage interest: −$17,583
• − Property taxes: −$4,708
• − Insurance: −$1,570
• − Repairs & maintenance: −$2,723
• − Management: −$2,723
• − HOA: −$1,644
• − Depreciation: −$9,132
• Taxable loss: −$6,050
• Est. tax savings @ 24.0%: +$1,452
• After-tax cash flow: $662/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: Valley Center Pub Schools
• NCES district ID: 2012510
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 37% ▼ -6.00%
• Median HH income: $66,689
• Composite: 30.68/100
• National rank: #6178
• State rank: #57 of 169 in KS

Livability — Park City

• Score: 66/100
• State rank: #277
• US rank: #12383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Park City, KS
• County: Sedgwick County · 432,957 people
• City population: 12,586
• Metro: Wichita, KS
• Population (ZIP): 12,586
• Household income: $70,557
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 278.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 56% Hispanic / Latino 19% Black 15% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Romanian 1% Serbian 1% Iranian 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 14%

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: ▼ -85.49%
• Current HPI: 227.0849
• Rent YoY: ▲ 10.19%
• Metro: Wichita, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+6.6% since first listed

4 events — show timeline

• 2026-05-08 Listed $325,000 SCKMLS as Distributed by MLS Grid
• 2026-02-14 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2025-10-07 Listed $360,000 SCKMLS as Distributed by MLS Grid
• 2021-08-30 Listed $305,000 SCKMLS as Distributed by MLS Grid