222 N Tracy St · Clearwater, KS 67026

$125,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 81 Days on market

Built 1908 10,454 sqft lot

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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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.3/10.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Covered front porch
• Hardwood flooring
• Formal dining area

Tags

• OUTDOOR SPACE
• COVERED FRONT PORCH
• HUGE GRAVEL DRIVEWAY
• WOOD BURNING FIREPLACE
• FORMAL DINING AREA
• HARDWOOD FLOORING

Property features AI

Exterior

• Utilities: Public sewer available
• Home design: Single-family on-site built home; One level
• Construction: Composition roof; No basement; No foundation details listed
• Exterior features: Covered patio/porch; Wood fencing

Interior

• Kitchen: Dishwasher; Range
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Dishwasher, Range; Wood-burning fireplace with wood stove insert; Main-floor laundry with 220V outlet
• Laundry & utility: Main-floor laundry; 220V equipment/outlet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#87 in KS, #4,879 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Clearwater (rural): math 33% / reading 39% proficiency, ranked #42 of 169 in KS (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clearwater Elementary West (math 52% / reading 37%, grade F, #228 of 684 statewide, top 38%, 327 students, 39% FRL); Clearwater Intermediate - Middle School (math 33% / reading 43%, grade F, #33 of 219 statewide, top 15%, 412 students, 37% FRL); Clearwater High (math 17% / reading 22%, grade F, #216 of 327 statewide, top 70%, 368 students, 29% FRL).
• Market conditions: 60 active listings in the ZIP; 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 $864 of loan paydown is wiped out by about $4k 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 81 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — 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. 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: 1.03% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.35%
• DSCR: 1.28
• GRM: 8.1

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-8,454
• Equity at exit: $18,638

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $7,833
• Equity at exit: $10,808

Cash invested: $35,000 (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 67026

• Home prices YoY: -15.3%
• Active inventory: 60
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,287 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$124 /mo · $1,483/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $185

Break-even live

Break-even rent $1,052

Max offer price $125,000

Occupancy floor 81%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-12
   status Pending
2. 2026-05-01
   price $125,000
3. 2026-04-07
   price $140,000
4. 2026-03-10
   status Active
5. 2026-03-10
   price $150,000
6. 2026-03-02
   status Pending
7. 2026-02-12
   listed $155,000 Active
8. 2012-07-01
   historical
9. 2012-01-09
   listed $85,000
10. 2010-02-25
    soldstatus
11. 2010-01-04
    listed $55,000
12. 2000-09-18
    soldstatus

ⓘ 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: $1,483 · $124/mo
• Projected year-2 tax: $1,762 · $147/mo
• Expected delta: +$280/yr (+$23/mo · 18.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥107°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,440
• − Mortgage interest: −$7,002
• − Property taxes: −$1,483
• − Insurance: −$625
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$3,636
• Taxable income: $224
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $2,170/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: Clearwater
• NCES district ID: 2004920
• Math proficiency: 33% ▼ -3.00%
• Reading proficiency: 39% ▼ -1.00%
• Median HH income: $66,011
• Composite: 32.69/100
• National rank: #5646
• State rank: #42 of 169 in KS

Livability — Clearwater

• Score: 74/100
• State rank: #87
• US rank: #4879

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

• Census place: Clearwater, KS
• City population: 5,068
• Population (ZIP): 5,068

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Iranian 2% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 98% English-only · 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: ▼ -43.63%
• Current HPI: 241.2038
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+127.3% since first listed

12 events — show timeline

• 2026-05-12 Pending — SCKMLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $125,000 SCKMLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $140,000 SCKMLS as Distributed by MLS Grid
• 2026-03-10 Relisted — SCKMLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $150,000 SCKMLS as Distributed by MLS Grid
• 2026-03-02 Pending — SCKMLS as Distributed by MLS Grid
• 2026-02-12 Listed $155,000 SCKMLS as Distributed by MLS Grid
• 2012-07-01 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2012-01-09 Listed $85,000 SCKMLS as Distributed by MLS Grid
• 2010-02-25 Sold (Public Records) — Public Records
• 2010-01-04 Listed $55,000 SCKMLS as Distributed by MLS Grid
• 2000-09-18 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,483 · +1.1% YoY. Source: county tax records.