914 N High St · Newton, KS 67114

$87,000

None bd · None ba · 1,271 sqft · MultiFamily · 47 Days on market

Built 1920 Fair condition 9,300 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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• 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

Key facts

• 9,300 sq ft lot
• 2 parking spots
• Built 1920

Property features AI

Finance

• Financial info: Owner pays grounds care

Exterior

• Parking: Detached parking; Two parking spaces per unit (total 2 listed)
• Utilities: Public water; Sewer available
• Home design: Duplex
• Exterior features: Composition roof

Interior

• Kitchen: Range; Refrigerator
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Range and refrigerator included; No basement

What this means for you Summary

Snapshot

• This is a multifamily listed at $87k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($930 rent vs $87k).
• Recommended offer: $84k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#282 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute F.
• Newton (town): math 17% / reading 30% proficiency, ranked #141 of 169 in KS (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Slate Creek Elementary (math 27% / reading 27%, grade F, #507 of 684 statewide, top 78%, 267 students, 55% FRL); Chisholm Middle School (math 14% / reading 25%, grade F, #152 of 219 statewide, top 72%, 489 students, 58% FRL); Newton Sr High (math 11% / reading 26%, grade F, #232 of 327 statewide, top 71%, 956 students, 51% FRL).
• Market conditions: Rents rising fast (+18.1%/yr); 135 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 148 units permitted in Harvey County in 2024 (13 in 5+ unit buildings).
• This rent is only 16% of the median local income ($70k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,390 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.07% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.56%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-689
• Equity at exit: $12,972

10-year hold

• IRR: 13.6%
• Equity multiple: 2.34×
• Total profit: $32,739
• Equity at exit: $7,522

Cash invested: $24,360 (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 67114

• Rents YoY: 18.1%
• Active inventory: 135
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $930 high
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,305/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $133

Break-even live

Break-even rent $761

Max offer price $87,000

Occupancy floor 81%

Sensitivity live

Price	-10% $193	-5% $163	+0% $133	+5% $103	+10% $73
Rent	-10% $60	-5% $96	+0% $133	+5% $170	+10% $207
Rate	-1.0pp $177	-0.5pp $155	base $133	+0.5pp $111	+1.0pp $88

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 E 10th St Newton, KS	3.0	1.0	1066	$1,100	$1.03	15d	1	0.15mi
603 N High St Newton, KS	2.0	1.0	876	$850	$0.97	15d	1	0.28mi
419 E 6th St Unit 419 Newton, KS	2.0	1.0	1000	$775	$0.78	15d	1	0.34mi
109 E 6th St Unit 2 Newton, KS	1.0	1.0	936	$825	$0.88	15d	1	0.60mi
1500 N Main St Newton, KS	2.0	1.0	1395	$795	$0.57	22d	1	0.70mi
112 Allison St Newton, KS	3.0	1.0	1252	$1,100	$0.88	25d	1	0.90mi

Listing history 17 events

1. 2026-06-21
   days on market $87,000 Active 47 DOM
2. 2026-06-18
   days on market $87,000 Active 44 DOM
3. 2026-06-17
   days on market $87,000 Active 43 DOM
4. 2026-06-16
   days on market $87,000 Active 42 DOM
5. 2026-06-15
   days on market $87,000 Active 41 DOM
6. 2026-06-14
   days on market $87,000 Active 39 DOM
7. 2026-06-13
   days on market $87,000 Active 38 DOM
8. 2026-06-10
   days on market $87,000 Active 36 DOM
9. 2026-06-09
   days on market $87,000 Active 35 DOM
10. 2026-06-08
    days on market $87,000 Active 34 DOM
11. 2026-06-07
    days on market $87,000 Active 33 DOM
12. 2026-06-03
    days on market $87,000 Active 29 DOM
13. 2026-06-02
    days on market $87,000 Active 28 DOM
14. 2026-06-01
    days on market $87,000 Active 27 DOM
15. 2026-05-31
    days on market $87,000 Active 26 DOM
16. 2026-05-30
    days on market $87,000 Active 25 DOM
17. 2026-05-05
    listed $87,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,156
• − Mortgage interest: −$4,873
• − Property taxes: −$1,305
• − Insurance: −$435
• − Repairs & maintenance: −$892
• − Management: −$892
• − Depreciation: −$2,531
• Taxable income: $226
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $1,544/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

Fair 45/100 Moderate rehab

This property requires significant repairs and updates to improve its condition and value. The home is in fair condition with several areas in need of attention, including the exterior, interior walls, flooring, appliances, and HVAC. Upgrading these areas can significantly increase its resale and rental value.

Repairs flagged

• Major Paint — Peeling paint throughout
• Major Porch — Worn-out and in need of repair
• Major Appliances — Old and outdated
• Major Fixtures — Small and outdated
• Major Flooring — Worn-out and in need of replacement
• Major Windows — Old and single-pane
• Major HVAC — Older units

Value-add opportunities

• Both Paint job — Fresh paint can improve curb appeal and interior aesthetics
• Both New flooring — New flooring can improve the overall look and feel of the home
• Both New appliances — Modern appliances can attract more buyers and renters
• Both New windows — New windows can improve energy efficiency and increase home value
• Both HVAC upgrade — Upgrading HVAC can improve comfort and energy efficiency
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract more buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Peeling paint throughout	Major	$15,000–50,000
Porch · Worn-out and in need of repair	Major	$15,000–50,000
Appliances · Old and outdated	Major	$15,000–50,000
Fixtures · Small and outdated	Major	$15,000–50,000
Flooring · Worn-out and in need of replacement	Major	$15,000–50,000
Windows · Old and single-pane	Major	$15,000–50,000
HVAC · Older units	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Paint job — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both New flooring — New flooring can improve the overall look and feel of the home ↑
• Both New appliances — Modern appliances can attract more buyers and renters ↑
• Both New windows — New windows can improve energy efficiency and increase home value ↑
• Both HVAC upgrade — Upgrading HVAC can improve comfort and energy efficiency ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract more buyers ↑

ⓘ 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: Newton
• NCES district ID: 2009960
• Math proficiency: 17% ▼ -5.00%
• Reading proficiency: 30% ▲ 1.00%
• Median HH income: $47,297
• Composite: 20.51/100
• National rank: #8569
• State rank: #141 of 169 in KS

Livability — Newton

• Score: 65/100
• State rank: #282
• US rank: #12628

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newton, KS
• County: Harvey County · 20,919 people
• City population: 20,919
• Metro: Wichita, KS
• Population (ZIP): 20,919
• Household income: $70,018
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 612.0

Population outlook (Harvey County) Hauer SSP2

• Today (2025): 35,226 people
• By 2030: 35,287 · +0.2%
• By 2040: 35,124 · -0.3%
• By 2050: 34,665 · -1.6%
• By 2075: 33,716 · -4.3%
• By 2100: 30,163 · -14.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 18% Two or more races 11% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 7% German/W. Germanic 1%

Political lean MEDSL · Harvey

• 2024 margin: Strong R (+21.1) · D 38.6% · R 59.6% · Other 1.8%
• 2008→2024 swing: -3.8pp toward R · 2008: -17.2pp · 2024: -21.1pp
• All cycles: 2024: R+21.1 2020: R+19.7 2016: R+24.1 2012: R+23.1 2008: R+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -140.55%
• Current HPI: 187.6572
• Rent YoY: ▲ 18.05%
• Metro: Wichita, KS
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-05 Listed $87,000 SCKMLS as Distributed by MLS Grid