5416 W Rolly St · Wichita, KS 67215

$184,000

3 bd · 2.0 ba · 1,269 sqft · MultiFamily · 7 Days on market

Built 2026 Poor condition 0.31 ac lot $105/mo HOA · 7% of rent ↓ 50% since listing

---

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
• Schools +2.1/10.0
• Condition / age +1.0/5.0
• 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

Opportunity for all! This duplex has 2 zero entry front and side doors with 3 bedrooms and 2 bathrooms, and a 2 car attached garage. They include luxury vinyl plank flooring throughout the property. The kitchens are fully equipped with a walk in pantry, bar seating and appliances including, range, microwave, refrigerator, and dishwasher. THIS PROPERTY IS A MUST SEE! INFORMATION DEEMED RELIABLE, BUT NOT GUARNTEED. TAX AND SPECIALS NOT FULLY ACCESSED This can be purchased as a individual unit for $184,000 Owner is a Licensed Real estate agent in the state of Kansas.

Key facts

• Bar seating
• Walk in pantry
• 0.31 acre lot

Tags

• ZERO ENTRY FRONT DOORS
• ZERO ENTRY SIDE DOORS
• LUXURY VINYL PLANK FLOORING
• WALK IN PANTRY
• BAR SEATING
• FULLY EQUIPPED KITCHENS

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $1,260

Exterior

• Parking: 2-car garage
• Utilities: Public water; Sewer available; Natural gas available
• Home design: Duplex; One story
• Construction: Composition roof; Slab foundation
• Exterior features: One-level property; Wood fencing

Interior

• Kitchen: Equipped with dishwasher, disposal, microwave, range and refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning (electric); Forced air heating (natural gas)
• Interior features: Dishwasher, Disposal, Microwave, Range, Refrigerator; No basement
• Laundry & utility: Main-floor laundry in a separate room with 220V equipment

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $184k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $184k).

Location & tenants

• Location reads 72/100 on livability (#100 in KS) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, crime F, commute F.
• Haysville (suburban): math 18% / reading 29% proficiency, ranked #137 of 169 in KS (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Campus High Haysville (math 8% / reading 25%, grade F, #244 of 327 statewide, top 75%, 1,893 students, 48% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 109 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $184,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Schools are F-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. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 1.68% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.87%
• DSCR: 2.11
• GRM: 5.0

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: 18.3%
• Equity multiple: 1.74×
• Total profit: $38,296
• Equity at exit: $27,435

10-year hold

• IRR: 26.8%
• Equity multiple: 3.36×
• Total profit: $121,362
• Equity at exit: $15,909

Cash invested: $51,520 (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 67215

• Home prices YoY: -14.1%
• Active inventory: 109
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,094 medium
• Mortgage (P&I): −$965
• Tax est. 1.5%: −$230 /mo · $2,760/yr
• Insurance: −$77
• HOA: −$105
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $1,068

Break-even live

Break-even rent $1,743

Max offer price $184,000

Occupancy floor 60%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,094
Total (2 units)			$3,094

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3520 W 45th St S Wichita, KS	3.0	2.0	1223	$1,550	$1.27	14d	1	1.39mi

HOA detail

• Monthly dues: $105 · $1,260/yr

Listing history 5 events

1. 2026-06-18
   days on market $184,000 Active 7 DOM
2. 2026-06-17
   days on market $184,000 Active 6 DOM
3. 2026-06-16
   days on market $184,000 Active 5 DOM
4. 2026-06-15
   days on market $184,000 Active 4 DOM
5. 2026-06-14
   listed $184,000 Active 2 DOM

ⓘ 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: $37,128
• − Mortgage interest: −$10,307
• − Property taxes: −$2,760
• − Insurance: −$920
• − Repairs & maintenance: −$2,970
• − Management: −$2,970
• − HOA: −$1,260
• − Depreciation: −$5,353
• Taxable income: $10,588
• Est. tax owed @ 24.0%: −$2,541
• After-tax cash flow: $10,271/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 · 3 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation and improvements to become move-in ready and attract buyers/renters. Significant work is needed in the kitchen, bathrooms, flooring, and landscaping.

Repairs flagged

• Major Foundation/structure — No foundation/structure visible
• Major HVAC/mechanicals — No HVAC/mechanicals visible
• Major Landscaping/curb appeal — No landscaping/curb appeal visible

Value-add opportunities

• Both Complete renovation of the kitchen and bathrooms — Both kitchen and bathrooms need significant updates to meet current standards and attract buyers/renters
• Both New flooring throughout the property — New flooring will improve the overall appearance and functionality of the property
• Both Landscaping and curb appeal improvements — Aesthetic improvements will enhance the property's curb appeal and attract more potential buyers/renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Foundation/structure · No foundation/structure visible	Major	$15,000–50,000
HVAC/mechanicals · No HVAC/mechanicals visible	Major	$15,000–50,000
Landscaping/curb appeal · No landscaping/curb appeal visible	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Complete renovation of the kitchen and bathrooms — Both kitchen and bathrooms need significant updates to meet current standards and attract buyers/renters ↑
• Both New flooring throughout the property — New flooring will improve the overall appearance and functionality of the property ↑
• Both Landscaping and curb appeal improvements — Aesthetic improvements will enhance the property's curb appeal and attract more potential buyers/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: Haysville
• NCES district ID: 2007050
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 29% ▼ -1.00%
• Median HH income: $55,560
• Composite: 21.3/100
• National rank: #8385
• State rank: #137 of 169 in KS

Livability — Wichita

• Score: 72/100
• State rank: #100
• US rank: #5730

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 365,168
• Population (ZIP): 6,468

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 14% Two or more races 9% Asian 8% Black 4%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 4% Romanian 2% Iranian 2%
• Foreign-born: 10% · Vietnam, Canada, South Korea
• Languages at home: 82% English-only · Spanish 11% Other Asian/Pacific 2% Korean 2%

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: ▼ -43.22%
• Current HPI: 262.6723
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-49.6% since first listed

2 events — show timeline

• 2026-06-11 Listed $184,000 SCKMLS as Distributed by MLS Grid
• 2026-06-08 Listed $365,000 SCKMLS as Distributed by MLS Grid