438 W Long Path Ct · Goddard, KS 67052

$192,500

4 bd · 2.0 ba · 1,340 sqft · SingleFamily · 59 Days on market

Built 2024 Good condition 4,356 sqft lot $92/mo HOA · 4% of rent ↓ 10% since listing

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Why this score? — see what drove the C- 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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.8/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Covered deck
• Fenced back yard
• Walk in closet

Tags

• LUXURY VINYL FLOORING
• WALK IN CLOSET
• WALK IN SHOWER
• FENCED BACK YARD
• SPRINKLER SYSTEM
• COVERED DECK

Property features AI

Finance

• Other: Property is a duplex
• HOA & community: Association with $1,100 annual fee; One-time HOA initiation fee of $250; Association fee covers lawn service

Exterior

• Parking: Detached or attached 2-car garage
• Utilities: Natural gas available; Public utilities
• Home design: One-story duplex; Slab foundation; Entry level on one level
• Construction: Composition roof
• Exterior features: Covered patio/porch

Interior

• Kitchen: Dishwasher, Disposal, Microwave, Range
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Dishwasher, Disposal, Microwave, Range
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $192k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $192k).
• Recommended offer: $187k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#91 in KS) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Goddard (rural): math 38% / reading 46% proficiency, ranked #18 of 169 in KS (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Clark Davidson Elem (math 47% / reading 52%, grade D, #165 of 684 statewide, top 28%, 424 students, 36% FRL); Goddard Middle School (math 26% / reading 32%, grade F, #85 of 219 statewide, top 40%, 493 students, 30% FRL); Goddard High (math 22% / reading 27%, grade F, #105 of 327 statewide, top 49%, 948 students, 31% FRL) — zoned schools average 32% FRL vs 17% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 409 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Recommended offer $186,725 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.08% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 7.7

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-17,525
• Equity at exit: $28,702

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,584
• Equity at exit: $16,644

Cash invested: $53,900 (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 67052

• Home prices YoY: -17.1%
• Active inventory: 409
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,070 medium
• Mortgage (P&I): −$1,009
• Tax est. 1.5%: −$241 /mo · $2,888/yr
• Insurance: −$80
• HOA: −$92
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $213

Break-even live

Break-even rent $1,800

Max offer price $192,500

Occupancy floor 85%

Sensitivity live

Price	-10% $346	-5% $280	+0% $213	+5% $147	+10% $80
Rent	-10% $50	-5% $131	+0% $213	+5% $295	+10% $377
Rate	-1.0pp $310	-0.5pp $262	base $213	+0.5pp $163	+1.0pp $113

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: $48,125
• Closing costs: $5,775
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
490 Long Path Ct Goddard, KS	3.0	2.0	1216	$1,600	$1.32	15d	1	0.04mi
536 Martens Ct Goddard, KS	3.0	2.0	1128	$1,525	$1.35	15d	1	1.45mi

HOA detail

• Monthly dues: $92 · $1,104/yr

Listing history 30 events

1. 2026-06-21
   days on market $192,500 Active 59 DOM
2. 2026-06-18
   days on market $192,500 Active 56 DOM
3. 2026-06-17
   days on market $192,500 Active 55 DOM
4. 2026-06-16
   days on market $192,500 Active 54 DOM
5. 2026-06-15
   days on market $192,500 Active 53 DOM
6. 2026-06-14
   days on market $192,500 Active 51 DOM
7. 2026-06-13
   days on market $192,500 Active 50 DOM
8. 2026-06-10
   days on market $192,500 Active 48 DOM
9. 2026-06-09
   days on market $192,500 Active 47 DOM
10. 2026-06-08
    days on market $192,500 Active 46 DOM
11. 2026-06-07
    days on market $192,500 Active 45 DOM
12. 2026-06-03
    days on market $192,500 Active 41 DOM
13. 2026-06-02
    days on market $192,500 Active 40 DOM
14. 2026-06-01
    days on market $192,500 Active 39 DOM
15. 2026-05-31
    days on market $192,500 Active 38 DOM
16. 2026-05-30
    days on market $192,500 Active 37 DOM
17. 2026-04-23
    historical
18. 2026-04-23
    listed $192,500 Active
19. 2026-04-20
    price $197,500
20. 2026-04-06
    price $199,900
21. 2026-03-27
    price $205,000
22. 2026-03-05
    listed $210,000 Active
23. 2025-03-20
    status Pending
24. 2025-03-11
    status Active
25. 2025-02-19
    historical
26. 2024-09-06
    price $195,000
27. 2024-08-13
    price $199,000
28. 2024-07-19
    price $205,000
29. 2024-07-12
    price $209,000
30. 2024-06-19
    listed $215,000 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: $24,844
• − Mortgage interest: −$10,783
• − Property taxes: −$2,888
• − Insurance: −$962
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − HOA: −$1,104
• − Depreciation: −$5,600
• Taxable loss: −$468
• Est. tax savings @ 24.0%: +$112
• After-tax cash flow: $2,671/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 · 12 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with minimal maintenance required. It is move-in ready and would be a great investment.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property 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: Goddard
• NCES district ID: 2006540
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $80,167
• Composite: 39.01/100
• National rank: #4067
• State rank: #18 of 169 in KS

Livability — Goddard

• Score: 73/100
• State rank: #91
• US rank: #5252

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sedgwick County · 432,957 people
• City population: 9,262
• Metro: Wichita, KS
• Population (ZIP): 9,262
• Household income: $103,148
• Rent vs Own: 14.9% rent · 85.1% own
• Severe rent burden: 43.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 2% Romanian 2% Lithuanian 2%
• Foreign-born: 1% · China, Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -54.44%
• Current HPI: 264.1893
• Rent YoY: —
• Metro: Wichita, KS
• State GDP YoY: —
• F500 in state: 0

Price history

-10.5% since first listed

14 events — show timeline

• 2026-04-23 Listed $192,500 SCKMLS as Distributed by MLS Grid
• 2026-04-23 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $197,500 SCKMLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $199,900 SCKMLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $205,000 SCKMLS as Distributed by MLS Grid
• 2026-03-05 Listed $210,000 SCKMLS as Distributed by MLS Grid
• 2025-03-20 Pending — SCKMLS as Distributed by MLS Grid
• 2025-03-11 Relisted — SCKMLS as Distributed by MLS Grid
• 2025-02-19 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2024-09-06 Price Changed $195,000 SCKMLS as Distributed by MLS Grid
• 2024-08-13 Price Changed $199,000 SCKMLS as Distributed by MLS Grid
• 2024-07-19 Price Changed $205,000 SCKMLS as Distributed by MLS Grid
• 2024-07-12 Price Changed $209,000 SCKMLS as Distributed by MLS Grid
• 2024-06-19 Listed $215,000 SCKMLS as Distributed by MLS Grid