5304 W Rolly St · Wichita, KS 67215

$194,900

4 bd · 2.0 ba · 2,758 sqft · MultiFamily · 36 Days on market

Built 2026 Good condition 0.30 ac lot $105/mo HOA · 5% of rent

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Why this score? — see what drove the C 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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.7/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Key facts

• Bar seating
• Walk in pantry
• 0.3 acre lot

Tags

• ZERO ENTRY FRONT DOORS
• ZERO ENTRY SIDE DOORS
• LUXURY VINYL PLANK FLOORING
• WALK IN PANTRY
• BAR SEATING
• FULLY EQUIPPED KITCHENS

Property features AI

Finance

• Financial info: 2 total units; Owner pays: None
• HOA & community: Has association; Association fee $2,520

Exterior

• Parking: Attached parking; More than 2 spaces per unit (4 total)
• Security: Smoke detector(s)
• Utilities: Natural gas available; Sewer available; Public water
• Home design: Duplex; Townhouse
• Exterior features: Composition roof

Interior

• Kitchen: Dishwasher, Disposal, Microwave, Range, Refrigerator
• Flooring: Other flooring
• Heating & cooling: Forced air heating (natural gas); Electric cooling (multi units)
• Interior features: Dishwasher, Disposal, Microwave, Range, Refrigerator; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#100 in KS) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, crime 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: Campus High Haysville (math 8% / reading 25%, grade F, #244 of 327 statewide, top 75%, 1,893 students, 48% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 109 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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 36 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Recommended offer $189,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.17% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.60%
• DSCR: 1.34
• GRM: 7.1

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-9,466
• Equity at exit: $29,060

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $20,510
• Equity at exit: $16,851

Cash invested: $54,572 (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 67215

• Home prices YoY: -14.1%
• Active inventory: 109
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,275 medium
• Mortgage (P&I): −$1,022
• Tax est. 1.5%: −$244 /mo · $2,924/yr
• Insurance: −$81
• HOA: −$105
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $346

Break-even live

Break-even rent $1,838

Max offer price $194,900

Occupancy floor 80%

Sensitivity live

Price	-10% $480	-5% $413	+0% $346	+5% $278	+10% $211
Rent	-10% $166	-5% $256	+0% $346	+5% $436	+10% $525
Rate	-1.0pp $444	-0.5pp $395	base $346	+0.5pp $295	+1.0pp $244

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $105 · $1,260/yr

Listing history 16 events

1. 2026-06-18
   days on market $194,900 Active 36 DOM
2. 2026-06-17
   days on market $194,900 Active 35 DOM
3. 2026-06-16
   days on market $194,900 Active 34 DOM
4. 2026-06-15
   days on market $194,900 Active 33 DOM
5. 2026-06-14
   days on market $194,900 Active 31 DOM
6. 2026-06-10
   days on market $194,900 Active 28 DOM
7. 2026-06-09
   days on market $194,900 Active 27 DOM
8. 2026-06-08
   days on market $194,900 Active 26 DOM
9. 2026-06-07
   days on market $194,900 Active 25 DOM
10. 2026-06-05
    days on market $194,900 Active 22 DOM
11. 2026-06-03
    days on market $194,900 Active 21 DOM
12. 2026-06-02
    days on market $194,900 Active 20 DOM
13. 2026-06-01
    pricedays on marketlisting id $194,900 Active 19 DOM
14. 2026-05-31
    days on market $384,900 Active 18 DOM
15. 2026-05-30
    days on market $384,900 Active 17 DOM
16. 2026-05-12
    listed $384,900 Active

ⓘ 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: $27,305
• − Mortgage interest: −$10,917
• − Property taxes: −$2,924
• − Insurance: −$974
• − Repairs & maintenance: −$2,184
• − Management: −$2,184
• − HOA: −$1,260
• − Depreciation: −$5,670
• Taxable income: $1,191
• Est. tax owed @ 24.0%: −$286
• After-tax cash flow: $3,862/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 · 13 photos

Good 80/100 None rehab

This multi-family property is in excellent condition with modern amenities and a fresh exterior. It's ready for immediate occupancy and would benefit from landscaping and a smart home system to further enhance its value.

Value-add opportunities

• Both Landscaping and curb appeal — improves aesthetics and appeal
• Both Add a smart home system — enhances convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal — improves aesthetics and appeal ↑
• Both Add a smart home system — enhances convenience and energy efficiency ↑

ⓘ 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 — Wichita

• Score: 72/100
• State rank: #100
• US rank: #5730

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 365,168
• Population (ZIP): 6,468

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 14% Two or more races 9% Asian 8% Black 4%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 4% Romanian 2% Iranian 2%
• Foreign-born: 10% · Vietnam, Canada, South Korea
• Languages at home: 82% English-only · Spanish 11% Other Asian/Pacific 2% Korean 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: ▼ -43.22%
• Current HPI: 262.6723
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-12 Listed $384,900 SCKMLS as Distributed by MLS Grid