604 Mission Creek Dr Unit O-18 · Edwardsville, KS 66113

$71,200

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 52 Days on market

Built 2026 Excellent condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Condition / age +5.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as community events, a basketball court, and a playground. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Basketball court
• Modern bathroom
• Premium entry doors

Tags

• PREMIUM ENTRY DOORS
• MODERN BATHROOM
• NEW BRAND NAME APPLIANCES
• BASKETBALL COURT
• PLAYGROUND

Property features AI

Finance

• Financial info: List price reported at $70,700

Exterior

• Utilities: Natural gas and central air service
• Home design: Spec home, Plan 93180
• Exterior features: Address: 604 Mission Creek Dr Unit O-18, Edwardsville, KS 66113

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Living area of 1,216 (reported)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $71k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $71k).
• Recommended offer: $69k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 3.7% in Edwardsville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#289 in KS) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Bonner Springs (suburban): math 21% / reading 29% proficiency, ranked #131 of 169 in KS (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 active listings in the ZIP; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($492 loan paydown + $2k appreciation (3.0% local appreciation)).
• Wyandotte County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,064 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.69% ✓
• Cap rate: 13.98%
• Cash-on-cash: 27.45%
• DSCR: 2.22
• GRM: 4.9

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: 30.2%
• Equity multiple: 2.71×
• Total profit: $34,133
• Equity at exit: $32,015

10-year hold

• IRR: 30.7%
• Equity multiple: 5.31×
• Total profit: $85,850
• Equity at exit: $49,338

Cash invested: $19,936 (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 66113

• Active inventory: 15
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$373
• Tax est. 1.5%: −$89 /mo · $1,068/yr
• Insurance: −$30
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $400

Break-even live

Break-even rent $693

Max offer price $71,200

Occupancy floor 62%

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: $17,800
• Closing costs: $2,136
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-13
   days on market $71,200 Active 52 DOM
2. 2026-06-09
   days on market $71,200 Active 49 DOM
3. 2026-06-08
   days on market $71,200 Active 48 DOM
4. 2026-06-07
   days on market $71,200 Active 47 DOM
5. 2026-06-05
   days on market $71,200 Active 44 DOM
6. 2026-06-03
   days on market $71,200 Active 43 DOM
7. 2026-06-02
   days on market $71,200 Active 42 DOM
8. 2026-06-01
   pricedays on market $71,200 Active 41 DOM
9. 2026-05-31
   days on market $70,700 Active 40 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$3,988
• − Property taxes: −$1,068
• − Insurance: −$1,022
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,071
• Taxable income: $3,946
• Est. tax owed @ 24.0%: −$947
• After-tax cash flow: $3,858/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 · 4 photos

Excellent 100/100 None rehab

This brand-new, move-in-ready manufactured home is in excellent condition with no visible repairs or maintenance needed. It offers a great opportunity for investors looking to capitalize on its prime location and modern amenities.

Value-add opportunities

• Both Landscaping — A well-maintained landscape enhances curb appeal and property value
• Both Interior paint — Fresh paint can make a home more appealing and increase its value
• Both Appliances — Upgrading to brand-name appliances can attract more buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — A well-maintained landscape enhances curb appeal and property value ↑
• Both Interior paint — Fresh paint can make a home more appealing and increase its value ↑
• Both Appliances — Upgrading to brand-name appliances can attract more buyers and renters ↑

ⓘ 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: Bonner Springs
• NCES district ID: 2004050
• Math proficiency: 21% ▼ -7.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $56,480
• Composite: 22.65/100
• National rank: #8055
• State rank: #131 of 169 in KS

Livability — Edwardsville

• Score: 65/100
• State rank: #289
• US rank: #12913

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edwardsville, KS

Population outlook (Wyandotte County) Hauer SSP2

• Today (2025): 177,063 people
• By 2030: 183,212 · +3.5%
• By 2040: 195,697 · +10.5%
• By 2050: 207,897 · +17.4%
• By 2075: 236,169 · +33.4%
• By 2100: 255,790 · +44.5%

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