318 E 7th Ave · Winfield, KS 67156

$49,900

2 bd · 2.0 ba · 1,493 sqft · MultiFamily public records · 183 Days on market

Built 1900 8,712 sqft lot

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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
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Looking for rental income? This Duplex has separate entrances or could be turned into a single residence. Home could use some TLC, but has lots of potential! Sold "AS IS", call us today for more information.

Key facts

• 8,712 sq ft lot
• Built 1900
• Listed 183 days

Property features AI

Exterior

• Utilities: Public water; Sewer available; Natural gas available
• Home design: Single-family onsite-built home
• Construction: Composition roof; No basement; No foundation details listed
• Exterior features: Two-story property; Exterior storage structure

Interior

• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Space heater; No central cooling
• Interior features: Hardwood floors; No appliances included
• Laundry & utility: Main-floor laundry in a separate room with 220V outlet/equipment

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $50k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

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: Irving Elem (math 17% / reading 22%, grade F, #593 of 684 statewide, top 89%, 262 students, 77% FRL); 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: 128 active listings in the ZIP; 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 $345 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $50k implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.10% ✓
• Cap rate: 18.61%
• Cash-on-cash: 43.98%
• DSCR: 2.96
• GRM: 4.0

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: 40.9%
• Equity multiple: 2.76×
• Total profit: $24,528
• Equity at exit: $7,440

10-year hold

• IRR: 47.2%
• Equity multiple: 5.53×
• Total profit: $63,346
• Equity at exit: $4,314

Cash invested: $13,972 (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: 128
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $512

Break-even live

Break-even rent $398

Max offer price $49,900

Occupancy floor 46%

Sensitivity live

Price	-10% $540	-5% $526	+0% $512	+5% $498	+10% $484
Rent	-10% $429	-5% $471	+0% $512	+5% $553	+10% $595
Rate	-1.0pp $537	-0.5pp $525	base $512	+0.5pp $499	+1.0pp $486

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $49,900 Active 183 DOM
2. 2026-06-21
   days on market $49,900 Active 182 DOM
3. 2026-06-18
   days on market $49,900 Active 180 DOM
4. 2026-06-17
   days on market $49,900 Active 179 DOM
5. 2026-06-16
   days on market $49,900 Active 178 DOM
6. 2026-06-15
   days on market $49,900 Active 177 DOM
7. 2026-06-13
   days on market $49,900 Active 175 DOM
8. 2026-06-12
   days on market $49,900 Active 174 DOM
9. 2026-06-09
   days on market $49,900 Active 171 DOM
10. 2026-06-08
    days on market $49,900 Active 170 DOM
11. 2026-06-07
    days on market $49,900 Active 169 DOM
12. 2026-06-05
    days on market $49,900 Active 167 DOM
13. 2026-06-04
    pricedays on market $49,900 Active 165 DOM
14. 2026-06-02
    days on market $54,900 Active 164 DOM
15. 2026-06-01
    days on market $54,900 Active 163 DOM
16. 2026-05-31
    days on market $54,900 Active 162 DOM
17. 2026-05-31
    days on market $54,900 Active 161 DOM
18. 2026-05-04
    status Active
19. 2026-05-04
    price $54,900
20. 2026-05-02
    historical
21. 2025-12-18
    listed $59,900 Active
22. 2025-03-28
    soldstatus Closed 219-char remark

    Show marketing remark (219 chars)

    Looking for rental income? This Duplex has separate entrances or could be turned into a single residence. Home could use some TLC, but has lots of potential! Sold "AS IS", call us today for more information.

23. 2025-02-09
    status Pending 219-char remark

    Show marketing remark (219 chars)

    Looking for rental income? This Duplex has separate entrances or could be turned into a single residence. Home could use some TLC, but has lots of potential! Sold "AS IS", call us today for more information.

24. 2025-02-04
    listed $39,900 Active 219-char remark

    Show marketing remark (219 chars)

    Looking for rental income? This Duplex has separate entrances or could be turned into a single residence. Home could use some TLC, but has lots of potential! Sold "AS IS", call us today for more information.

25. 2002-02-01
    soldstatus $18,322
26. 1995-03-01
    soldstatus $23,000

ⓘ 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: $386 · $32/mo
• Projected year-2 tax: $704 · $59/mo
• Expected delta: +$318/yr (+$26/mo · 82.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 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: $12,558
• − Mortgage interest: −$2,795
• − Property taxes: −$386
• − Insurance: −$250
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$1,452
• Taxable income: $5,667
• Est. tax owed @ 24.0%: −$1,360
• After-tax cash flow: $4,785/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

+138.7% since first listed

9 events — show timeline

• 2026-05-04 Relisted — SCKMLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $54,900 SCKMLS as Distributed by MLS Grid
• 2026-05-02 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2025-12-18 Listed $59,900 SCKMLS as Distributed by MLS Grid
• 2025-03-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2025-02-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-02-04 Listed $39,900 Heartland MLS as Distributed by MLS Grid
• 2002-02-01 Sold (Public Records) $18,322 Public Records
• 1995-03-01 Sold (Public Records) $23,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $386 · +0.1% YoY. Source: county tax records.