12268 W Rosemary St · Maize, KS 67223

$469,800

6 bd · None ba · 2,940 sqft · MultiFamily · 9 Days on market

Built 2026 Good condition 0.30 ac lot $180/mo HOA · 11% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.6/10.0

Multi-family units

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

Key facts

• Walk-in closet
• Large eating bar
• En suite bath

Tags

• WALK-IN PANTRY
• STAINLESS STEEL APPLIANCES
• LARGE EATING BAR
• WALK-IN CLOSET
• EN SUITE BATH
• SIDE PATIO

Property features AI

Finance

• HOA & community: Has association; Association fee $1,080 (includes lawn service, trash, general upkeep of common areas); HOA initiation fee $200

Exterior

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

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air (electric); Forced air heating (natural gas)
• Interior features: Storm windows; Patio
• Laundry & utility: Main floor laundry in a separate room; 220V outlet/equipment

What this means for you Summary

Snapshot

• This is a 6-bed/?-bath multifamily listed at $470k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-840 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $348k (25.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $327k (30.3% below list).
• Recommended offer: $327k (30.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#139 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities 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: 40 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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

• In year one you build about $50k of equity ($3k loan paydown + $47k appreciation (10.0% local appreciation)).
• Sedgwick County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$81k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $327,400 (30.3% 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. 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.70% ✗
• Cap rate: 4.15%
• Cash-on-cash: -7.66%
• DSCR: 0.66
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.54×
• Total profit: $202,511
• Equity at exit: $423,233

10-year hold

• IRR: 17.5%
• Equity multiple: 5.86×
• Total profit: $638,764
• Equity at exit: $912,718

Cash invested: $131,544 (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 67223

• Home prices YoY: 7.7%
• Active inventory: 40
• Price-to-rent: 23.9×

Monthly cashflow live

• Estimated rent: $3,274 high
• Mortgage (P&I): −$2,464
• Tax est. 1.5%: −$587 /mo · $7,047/yr
• Insurance: −$196
• HOA: −$180
• Vacancy / Maint / Mgmt: −$688
• Net cashflow: $-840

Break-even live

Break-even rent $4,338

Max offer price $348,219

Occupancy floor —

Sensitivity live

Price	-10% $-516	-5% $-678	+0% $-840	+5% $-1,003	+10% $-1,165
Rent	-10% $-1,099	-5% $-970	+0% $-840	+5% $-711	+10% $-582
Rate	-1.0pp $-604	-0.5pp $-721	base $-840	+0.5pp $-962	+1.0pp $-1,086

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,274
Total (2 units)			$3,274

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: $117,450
• Closing costs: $14,094
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12048 W Swift Fox St Wichita, KS	5.0	3.0	2083	$2,150	$1.03	24d	1	0.23mi
3700 N 119th St W Wichita, KS	3.0–5.0	2.0–3.0	1632	$2,295	$1.41	15d	1	0.25mi
11901 W Central Park Ct Wichita, KS	5.0	3.0	2560	$2,250	$0.88	15d	1	1.19mi

HOA detail

• Monthly dues: $180 · $2,160/yr

Listing history 18 events

1. 2026-06-21
   days on market $469,800 Active 9 DOM
2. 2026-06-18
   price $469,800 Active 6 DOM
3. 2026-06-18
   days on market $479,800 Active 6 DOM
4. 2026-06-17
   days on market $479,800 Active 5 DOM
5. 2026-06-16
   days on market $479,800 Active 4 DOM
6. 2026-06-15
   days on market $479,800 Active 3 DOM
7. 2026-06-13
   pricedays on marketlisting id $479,800 Active 1 DOM
8. 2026-06-10
   days on market $239,900 Active 70 DOM
9. 2026-06-09
   days on market $239,900 Active 69 DOM
10. 2026-06-08
    days on market $239,900 Active 68 DOM
11. 2026-06-07
    days on market $239,900 Active 67 DOM
12. 2026-06-05
    days on market $239,900 Active 64 DOM
13. 2026-06-03
    days on market $239,900 Active 63 DOM
14. 2026-06-02
    days on market $239,900 Active 62 DOM
15. 2026-06-01
    days on market $239,900 Active 61 DOM
16. 2026-05-31
    days on market $239,900 Active 60 DOM
17. 2026-05-30
    days on market $239,900 Active 59 DOM
18. 2026-04-01
    listed $239,900 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: $39,288
• − Mortgage interest: −$26,316
• − Property taxes: −$7,047
• − Insurance: −$2,349
• − Repairs & maintenance: −$3,143
• − Management: −$3,143
• − HOA: −$2,160
• − Depreciation: −$13,667
• Taxable loss: −$18,537
• Est. tax savings @ 24.0%: +$4,449
• After-tax cash flow: $-5,634/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 Cosmetic rehab

This multi-family home is in good condition with a modern kitchen and well-maintained bathrooms. It has a good exterior and interior, and the landscaping is tidy. Minor touch-ups and maintenance can further enhance its value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value.
• Both Clean gutters — Improves drainage and can prevent water damage, enhancing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean gutters — Improves drainage and can prevent water damage, enhancing both resale and rental value. ↑

ⓘ 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: 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 — Maize

• Score: 71/100
• State rank: #139
• US rank: #6865

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maize, KS
• City population: 6,941
• Population (ZIP): 773

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 (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 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: ▲ 11.53%
• Current HPI: 160.75
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-01 Listed $239,900 SCKMLS as Distributed by MLS Grid