3733 W Longleaf St · Wichita, KS 67205

$205,000

4 bd · 2.0 ba · 1,376 sqft · MultiFamily · 129 Days on market

Built 2026 4,356 sqft lot $70/mo HOA · 5% of rent

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• 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: 1 unit. estimate disagrees with records

Key facts

• 235
• Zoo boulevard
• K-96

Tags

• MULTI-FAMILY NEIGHBORHOOD
• MAIZE SCHOOL DISTRICT
• EASY ACCESS TO 21ST STREET
• ZOO BOULEVARD
• K-96
• 235

Property features AI

Finance

• Other: Located in Sedgwick County
• HOA & community: Has association with $840 fee; Association fee includes lawn service and general upkeep for common areas

Exterior

• Parking: 2-car garage
• Utilities: Sewer available; Natural gas available; Public utilities
• Home design: Duplex; One story
• Construction: Composition roof; No basement
• Exterior features: Wrought iron fencing

Interior

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

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $205k.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $180k (12.0% 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.
• Maize (rural): math 36% / reading 45% proficiency, ranked #20 of 169 in KS (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Maize Middle School (math 25% / reading 37%, grade F, #62 of 219 statewide, top 28%, 734 students, 29% FRL); Maize Sr High (math 25% / reading 26%, grade F, #98 of 327 statewide, top 30%, 1,289 students, 26% FRL).
• Zoned-school proficiency averages 28% at this address vs 40% district-wide (-12 pts) — the specific schools serving this property underperform the Maize average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.4%/yr); 206 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $57k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.

Recommended offer $180,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.34% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.44%
• DSCR: 1.64
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.36% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.26×
• Total profit: $14,668
• Equity at exit: $30,566

10-year hold

• IRR: 17.0%
• Equity multiple: 2.50×
• Total profit: $85,874
• Equity at exit: $17,725

Cash invested: $57,400 (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 67205

• Home prices YoY: -18.9%
• Rents YoY: 4.4%
• Active inventory: 206
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,756 medium
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$70
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $691

Break-even live

Break-even rent $1,882

Max offer price $205,000

Occupancy floor 70%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,756
Total (2 units)			$2,756

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3001 N West St Wichita, KS	3.0–4.0	2.0–3.0	1515	$2,095	$1.38	23d	1	0.12mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 17 events

1. 2026-06-18
   days on market $205,000 Active 129 DOM
2. 2026-06-17
   days on market $205,000 Active 128 DOM
3. 2026-06-16
   days on market $205,000 Active 127 DOM
4. 2026-06-15
   days on market $205,000 Active 126 DOM
5. 2026-06-14
   days on market $205,000 Active 124 DOM
6. 2026-06-13
   days on market $205,000 Active 123 DOM
7. 2026-06-10
   days on market $205,000 Active 121 DOM
8. 2026-06-09
   days on market $205,000 Active 120 DOM
9. 2026-06-08
   days on market $205,000 Active 119 DOM
10. 2026-06-07
    days on market $205,000 Active 118 DOM
11. 2026-06-05
    days on market $205,000 Active 115 DOM
12. 2026-06-03
    days on market $205,000 Active 114 DOM
13. 2026-06-02
    days on market $205,000 Active 113 DOM
14. 2026-06-01
    days on market $205,000 Active 112 DOM
15. 2026-05-31
    days on market $205,000 Active 111 DOM
16. 2026-05-30
    days on market $205,000 Active 110 DOM
17. 2026-01-12
    listed $205,000 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: $33,072
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,646
• − Management: −$2,646
• − HOA: −$840
• − Depreciation: −$5,964
• Taxable income: $5,394
• Est. tax owed @ 24.0%: −$1,294
• After-tax cash flow: $6,992/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: Maize
• NCES district ID: 2009140
• Math proficiency: 36% ▼ -6.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $87,686
• Composite: 38.48/100
• National rank: #4184
• State rank: #20 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

• County: Sedgwick County · 432,957 people
• City population: 365,168
• Metro: Wichita, KS
• Population (ZIP): 20,098
• Household income: $121,245
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 385.0

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: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 4% Salvadoran 1%
• Common ancestry: Lithuanian 4% Italian 3% Iranian 2%
• Foreign-born: 4% · Canada, Vietnam, Dominican Republic
• Languages at home: 94% English-only · Spanish 3% Vietnamese 1% Chinese 0%

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: ▼ -48.67%
• Current HPI: 209.3886
• Rent YoY: ▲ 4.36%
• Metro: Wichita, KS
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-01-12 Listed $205,000 SCKMLS as Distributed by MLS Grid