6 N Ridge Way Rd · Rose Hill, KS 67133-9431

$219,000

4 bd · 2.0 ba · 2,154 sqft · SingleFamily public records · 32 Days on market

Built 1979 10,018 sqft lot $102/sqft · 52% below area

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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 +12.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Bright living area
• Finished basement
• Cozy family room

Tags

• BRIGHT LIVING AREA
• WELL-EQUIPPED KITCHEN
• DINING SPACE
• DECK
• FINISHED BASEMENT
• COZY FAMILY ROOM

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public sewer available; Natural gas available; Public utilities
• Home design: Bi-level home; Single-family onsite-built property
• Construction: Composition roof; Full foundation
• Exterior features: Deck; Wood fencing; View from foundation

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Range
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Finished basement; Fireplace in family room with glass doors
• Laundry & utility: Laundry in basement in a separate room; 220V outlet in laundry/utility area

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-20 ($-235/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (13.2% below list).
• Recommended offer: $190k (13.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#48 in KS, #3,368 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Rose Hill Public Schools (rural): math 26% / reading 33% proficiency, ranked #84 of 169 in KS (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rose Hill Primary (457 students, 36% FRL); Rose Hill Middle (math 19% / reading 29%, grade F, #121 of 219 statewide, top 56%, 378 students, 38% FRL); Rose Hill High (math 8% / reading 17%, grade F, #278 of 327 statewide, top 86%, 567 students, 27% FRL).
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 235 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $61k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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: major 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 $190,000 (13.2% 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 32 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

• ARV (median comp): $491,268
• List price: $219,000
• Delta: -55.42%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.2%
• Equity multiple: 1.41×
• Total profit: $25,169
• Equity at exit: $98,472

10-year hold

• IRR: 9.9%
• Equity multiple: 2.49×
• Total profit: $91,425
• Equity at exit: $151,757

Cash invested: $61,320 (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 67133-9431

• Active inventory: 1
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$281 /mo · $3,370/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-20

Break-even live

Break-even rent $1,925

Max offer price $215,544

Occupancy floor 96%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 N Morris St Rose Hill, KS	5.0	2.0	2335	$1,900	$0.81	23d	1	0.65mi

Listing history 11 events

1. 2026-06-07
   statusdays on market $219,000 Pending 32 DOM
2. 2026-06-03
   days on market $219,000 Active 30 DOM
3. 2026-06-02
   days on market $219,000 Active 29 DOM
4. 2026-06-01
   days on market $219,000 Active 28 DOM
5. 2026-05-31
   days on market $219,000 Active 27 DOM
6. 2026-05-30
   days on market $219,000 Active 26 DOM
7. 2026-05-04
   listed $226,000 Active 1045-char remark
8. 2019-11-22
   soldstatus
9. 2019-09-23
   listed $140,000
10. 2017-11-21
    soldstatus
11. 2003-11-12
    soldstatus

ⓘ 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: $3,370 · $281/mo
• Projected year-2 tax: $3,370 · $281/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,800
• − Mortgage interest: −$12,267
• − Property taxes: −$3,370
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$6,371
• Taxable loss: −$3,952
• Est. tax savings @ 24.0%: +$948
• After-tax cash flow: $714/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: Rose Hill Public Schools
• NCES district ID: 2011250
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 33% ▼ -2.00%
• Median HH income: $72,177
• Composite: 27.88/100
• National rank: #6872
• State rank: #84 of 169 in KS

Livability — Rose Hill

• Score: 76/100
• State rank: #48
• US rank: #3368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rose Hill, KS

Population outlook (Butler County) Hauer SSP2

• Today (2025): 69,002 people
• By 2030: 69,822 · +1.2%
• By 2040: 70,461 · +2.1%
• By 2050: 69,940 · +1.4%
• By 2075: 68,666 · -0.5%
• By 2100: 63,071 · -8.6%

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

+56.4% since first listed

7 events — show timeline

• 2026-06-05 Pending — SCKMLS as Distributed by MLS Grid
• 2026-05-27 Price Changed $219,000 SCKMLS as Distributed by MLS Grid
• 2026-05-04 Listed $226,000 SCKMLS as Distributed by MLS Grid
• 2019-11-22 Sold (Public Records) — Public Records
• 2019-09-23 Listed $140,000 SCKMLS as Distributed by MLS Grid
• 2017-11-21 Sold (Public Records) — Public Records
• 2003-11-12 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $3,370 · +3.2% YoY. Source: county tax records.