8126 S Mead St · Haysville, KS 67060

$119,000

3 bd · 2.0 ba · 924 sqft · Manufactured · 81 Days on market

Built 1970 0.48 ac 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 +28.7/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Key facts

• 0.48 acre lot
• Built 1970
• Listed 80 days

Property features AI

Exterior

• Utilities: Natural gas available; Private water source; Septic tank sewer
• Home design: Single-family offsite built
• Construction: Composition roof; No basement; No foundation details listed
• Exterior features: One-level home; Covered deck

Interior

• Kitchen: Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning (electric); Forced air heating (natural gas)
• Interior features: Dishwasher
• Laundry & utility: Main floor laundry; 220V outlet/equipment in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#94 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities 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: Freeman Elem (math 22% / reading 37%, grade F, #463 of 684 statewide, top 73%, 438 students, 52% FRL); Haysville Middle School (math 10% / reading 20%, grade F, #178 of 219 statewide, top 81%, 761 students, 58% FRL); Campus High Haysville (math 8% / reading 25%, grade F, #244 of 327 statewide, top 75%, 1,893 students, 48% FRL).
• Market conditions: 104 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 $823 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,860 (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 1970 — 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. 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 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: 1.18% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.23%
• DSCR: 1.63
• GRM: 7.1

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: 4.5%
• Equity multiple: 1.18×
• Total profit: $5,839
• Equity at exit: $17,743

10-year hold

• IRR: 14.0%
• Equity multiple: 2.12×
• Total profit: $37,302
• Equity at exit: $10,289

Cash invested: $33,320 (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 67060

• Home prices YoY: -23.0%
• Active inventory: 104
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $395

Break-even live

Break-even rent $900

Max offer price $119,000

Occupancy floor 67%

Sensitivity live

Price	-10% $463	-5% $429	+0% $395	+5% $362	+10% $328
Rent	-10% $285	-5% $340	+0% $395	+5% $450	+10% $506
Rate	-1.0pp $455	-0.5pp $425	base $395	+0.5pp $364	+1.0pp $333

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
335 S Jane St Haysville, KS	2.0–3.0	2.0	1065	$1,400	$1.31	16d	1	1.32mi

Listing history 8 events

1. 2026-03-09
   listed $119,000 Active
2. 2023-08-03
   soldstatus
3. 2023-02-18
   historical
4. 2023-01-23
   price $80,000
5. 2023-01-10
   status Active
6. 2022-12-02
   status Pending
7. 2022-11-18
   listed $90,000 Active
8. 2022-09-14
   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: $446 · $37/mo
• Projected year-2 tax: $1,678 · $140/mo
• Expected delta: +$1,232/yr (+$103/mo · 276.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $16,800
• − Mortgage interest: −$6,666
• − Property taxes: −$446
• − Insurance: −$595
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$3,462
• Taxable income: $2,943
• Est. tax owed @ 24.0%: −$706
• After-tax cash flow: $4,036/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: 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 — Haysville

• Score: 73/100
• State rank: #94
• US rank: #5386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,004

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 6% Pacific Islander 2% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -72.95%
• Current HPI: 244.4809
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+32.2% since first listed

8 events — show timeline

• 2026-03-09 Listed $119,000 SCKMLS as Distributed by MLS Grid
• 2023-08-03 Sold (Public Records) — Public Records
• 2023-02-18 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2023-01-23 Price Changed $80,000 SCKMLS as Distributed by MLS Grid
• 2023-01-10 Relisted — SCKMLS as Distributed by MLS Grid
• 2022-12-02 Pending — SCKMLS as Distributed by MLS Grid
• 2022-11-18 Listed $90,000 SCKMLS as Distributed by MLS Grid
• 2022-09-14 Sold (Public Records) — Public Records

Property tax history

-0.6%/yr

Latest (2025): $446 · +11.9% YoY. Source: county tax records.