4942 S Brookhaven Ave · Oaklawn-Sunview, KS 67216

$120,000

3 bd · 1.0 ba · 1,504 sqft · SingleFamily public records

Built 1952 6,098 sqft lot

---

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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.7/10.0
• Rent growth +3.8/5.0
• Schools +2.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (2.5% below list).
• Recommended offer: $117k (2.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Paul B Cooper Elem (math 27% / reading 27%, grade F, #507 of 684 statewide, top 78%, 268 students, 78% FRL); Derby Middle Sch (math 21% / reading 34%, grade F, #91 of 219 statewide, top 42%, 929 students, 46% FRL); Derby High School (math 17% / reading 21%, grade F, #230 of 327 statewide, top 71%, 2,172 students, 43% FRL) — zoned schools average 56% FRL vs 34% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.2%/yr); 18 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $830 of loan paydown is wiped out by about $4k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y 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

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,990 (2.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.97% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.18% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.74×
• Total profit: $-8,713
• Equity at exit: $17,892

10-year hold

• IRR: 5.2%
• Equity multiple: 1.42×
• Total profit: $14,100
• Equity at exit: $10,375

Cash invested: $33,600 (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 67216

• Home prices YoY: -19.5%
• Rents YoY: 5.2%
• Active inventory: 18
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$118 /mo · $1,411/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $127

Break-even live

Break-even rent $1,009

Max offer price $120,000

Occupancy floor 84%

Sensitivity live

Price	-10% $195	-5% $161	+0% $127	+5% $93	+10% $59
Rent	-10% $35	-5% $81	+0% $127	+5% $174	+10% $220
Rate	-1.0pp $188	-0.5pp $158	base $127	+0.5pp $96	+1.0pp $65

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4853 S Madison Ave Wichita, KS	3.0	1.0	1161	$1,195	$1.03	24d	1	0.67mi
4269 S Greenhaven St Wichita, KS	4.0	1.0	1101	$1,050	$0.95	24d	1	0.84mi
2201 E Macarthur Rd Wichita, KS	3.0	2.0	1424	$1,012	$0.71	15d	1	1.39mi

Listing history 10 events

1. 2026-04-26
   listed $120,000
2. 2026-04-26
   historical
3. 2025-05-08
   listed $120,000
4. 2025-05-08
   historical
5. 2025-05-08
   historical
6. 2023-12-05
   soldstatus
7. 2010-07-19
   listed $19,500
8. 2007-11-16
   soldstatus
9. 2007-10-04
   listed $39,000
10. 2000-12-14
    listed $25,000

ⓘ 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: $1,411 · $118/mo
• Projected year-2 tax: $1,692 · $141/mo
• Expected delta: +$281/yr (+$23/mo · 19.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥106°F today · 15 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: $14,039
• − Mortgage interest: −$6,722
• − Property taxes: −$1,411
• − Insurance: −$600
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$3,491
• Taxable loss: −$431
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $1,632/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 — Oaklawn-Sunview

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Oaklawn-Sunview, KS
• County: Sedgwick County · 432,957 people
• Metro: Wichita, KS
• Population (ZIP): 23,254
• Household income: $48,902
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 980.0

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 0.67)
• Race & ethnicity: White 51% Hispanic / Latino 25% Two or more races 16% Asian 8% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 3%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 78% English-only · Spanish 16% Other Asian/Pacific 3% Vietnamese 1%

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: ▼ -53.94%
• Current HPI: 223.3077
• Rent YoY: ▲ 5.18%
• Metro: Wichita, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+380.0% since first listed

10 events — show timeline

• 2026-04-26 Listed $120,000 SCKMLS as Distributed by MLS Grid
• 2026-04-26 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2025-05-08 Listed $120,000 SCKMLS as Distributed by MLS Grid
• 2025-05-08 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2025-05-08 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2023-12-05 Sold (Public Records) — Public Records
• 2010-07-19 Listed $19,500 SCKMLS as Distributed by MLS Grid
• 2007-11-16 Sold (Public Records) — Public Records
• 2007-10-04 Listed $39,000 SCKMLS as Distributed by MLS Grid
• 2000-12-14 Listed $25,000 SCKMLS as Distributed by MLS Grid

Property tax history

+8.9%/yr

Latest (2025): $1,411 · +4.9% YoY. Source: county tax records.