1811 Andrews · Winfield, KS 67156

$150,000

2 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 71 Days on market

Built 1917 0.32 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +1.6/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Key facts

• Custom built kitchen
• Off street parking
• Cozy fireplace

Tags

• OPEN CONCEPT BUNGALOW
• CUSTOM BUILT KITCHEN
• COZY FIREPLACE
• OFF STREET PARKING
• DETACHED SHED
• NEWER HVAC

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (34.3% below list).
• Recommended offer: $99k (34.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#111 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D+, amenities F.
• Winfield (rural): math 20% / reading 29% proficiency, ranked #138 of 169 in KS (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Winfield Middle School (math 16% / reading 29%, grade F, #130 of 219 statewide, top 61%, 499 students, 54% FRL); Winfield High (math 17% / reading 27%, grade F, #165 of 327 statewide, top 55%, 688 students, 49% FRL).
• Market conditions: 127 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 41 units permitted in Cowley County in 2024 (0 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 $4k of value loss. Plan a longer hold.
• Cowley County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $150k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,600 (34.3% 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. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.66% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.91%
• DSCR: 0.74
• GRM: 12.7

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: -26.5%
• Equity multiple: 0.11×
• Total profit: $-37,493
• Equity at exit: $22,365

10-year hold

• IRR: -23.7%
• Equity multiple: -0.18×
• Total profit: $-49,674
• Equity at exit: $12,969

Cash invested: $42,000 (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 67156

• Home prices YoY: -18.9%
• Active inventory: 127
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $986 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$137 /mo · $1,639/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $-207

Break-even live

Break-even rent $1,248

Max offer price $113,470

Occupancy floor —

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2300 Saint James Ct Winfield, KS	1.0–3.0	1.0	800	$986	$1.23	23d	1	1.42mi

Listing history 7 events

1. 2026-04-13
   status Pending
2. 2026-04-11
   price $150,000
3. 2026-03-09
   price $165,000
4. 2026-02-23
   price $172,000
5. 2026-02-01
   listed $175,000 Active
6. 2006-07-01
   soldstatus $63,500
7. 2006-01-18
   listed $67,500

ⓘ 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: $1,639 · $137/mo
• Projected year-2 tax: $2,115 · $176/mo
• Expected delta: +$476/yr (+$40/mo · 29.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,832
• − Mortgage interest: −$8,402
• − Property taxes: −$1,639
• − Insurance: −$750
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$4,364
• Taxable loss: −$5,216
• Est. tax savings @ 24.0%: +$1,252
• After-tax cash flow: $-1,229/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: Winfield
• NCES district ID: 2013050
• Math proficiency: 20% ▼ -7.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $43,463
• Composite: 20.99/100
• National rank: #8462
• State rank: #138 of 169 in KS

Livability — Winfield

• Score: 72/100
• State rank: #111
• US rank: #6223

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winfield, KS
• City population: 14,183
• Population (ZIP): 14,183

Population outlook (Cowley County) Hauer SSP2

• Today (2025): 34,984 people
• By 2030: 34,410 · -1.6%
• By 2040: 33,265 · -4.9%
• By 2050: 32,421 · -7.3%
• By 2075: 31,488 · -10.0%
• By 2100: 30,276 · -13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 7% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 95% English-only · Spanish 1% Vietnamese 1% Other Asian/Pacific 1%

Political lean MEDSL · Cowley

• 2024 margin: Solid R (+40.3) · D 29.0% · R 69.3% · Other 1.7%
• 2008→2024 swing: -15.1pp toward R · 2008: -25.2pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+37.9 2016: R+37.6 2012: R+29.8 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.92%
• Current HPI: 184.3198
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+122.2% since first listed

7 events — show timeline

• 2026-04-13 Pending — SCKMLS as Distributed by MLS Grid
• 2026-04-11 Price Changed $150,000 SCKMLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $165,000 SCKMLS as Distributed by MLS Grid
• 2026-02-23 Price Changed $172,000 SCKMLS as Distributed by MLS Grid
• 2026-02-01 Listed $175,000 SCKMLS as Distributed by MLS Grid
• 2006-07-01 Sold (Public Records) $63,500 Public Records
• 2006-01-18 Listed $67,500 SCKMLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2025): $1,639 · +13.9% YoY. Source: county tax records.