5036 S Broadview Ct · Wichita, KS 67210

$75,000

2 bd · 1.0 ba · 1,003 sqft · Manufactured · 42 Days on market

Built 1984 7,405 sqft lot ↓ 5% since listing

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Move-in ready
• Roof replacement
• Close to k-15

Tags

• CORNER LOT
• BRAND NEW CARPET
• ROOF REPLACEMENT
• ALL APPLIANCES INCLUDED
• MOVE-IN READY
• CLOSE TO K-15

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Sewer available; Natural gas available; Private water source
• Home design: Single-family offsite-built property
• Construction: No foundation details listed
• Exterior features: One-level home; Composition roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: No basement
• Laundry & utility: Main-floor laundry room; Separate laundry room; 220V outlet for laundry equipment

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

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.
• Derby (suburban): math 29% / reading 36% proficiency, ranked #66 of 169 in KS (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oaklawn Elem (math 17% / reading 22%, grade F, #593 of 684 statewide, top 89%, 216 students, 91% FRL); Derby Middle Sch (math 21% / reading 34%, grade F, #91 of 219 statewide, top 42%, 929 students, 46% FRL); Derby High School (math 17% / reading 21%, grade F, #230 of 327 statewide, top 71%, 2,172 students, 43% FRL) — zoned schools average 60% FRL vs 34% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 44 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

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• Sedgwick County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.59% ✓
• Cap rate: 14.40%
• Cash-on-cash: 28.97%
• DSCR: 2.29
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.2%
• Equity multiple: 4.48×
• Total profit: $73,101
• Equity at exit: $67,566

10-year hold

• IRR: 40.1%
• Equity multiple: 10.04×
• Total profit: $189,818
• Equity at exit: $145,709

Cash invested: $21,000 (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 67210

• Home prices YoY: 30.3%
• Active inventory: 44
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$13 /mo · $151/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $507

Break-even live

Break-even rent $553

Max offer price $75,000

Occupancy floor 53%

Sensitivity live

Price	-10% $549	-5% $528	+0% $507	+5% $400	+10% $374
Rent	-10% $413	-5% $460	+0% $507	+5% $554	+10% $601
Rate	-1.0pp $545	-0.5pp $526	base $507	+0.5pp $487	+1.0pp $468

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4853 S Madison Ave Wichita, KS	3.0	1.0	1161	$1,195	$1.03	24d	1	1.34mi

Listing history 7 events

1. 2026-06-03
   status $75,000 Pending 42 DOM
2. 2026-06-02
   days on market $75,000 Active 42 DOM
3. 2026-06-01
   days on market $75,000 Active 41 DOM
4. 2026-05-31
   days on market $75,000 Active 40 DOM
5. 2026-05-30
   pricedays on market $75,000 Active 39 DOM
6. 2026-05-05
   price $94,000
7. 2026-04-21
   listed $99,000 Active

ⓘ 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: $151 · $13/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$907/yr (+$76/mo · 600.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 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: $14,340
• − Mortgage interest: −$4,201
• − Property taxes: −$151
• − Insurance: −$375
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$2,182
• Taxable income: $5,137
• Est. tax owed @ 24.0%: −$1,233
• After-tax cash flow: $4,850/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: Derby
• NCES district ID: 2005460
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 36% ▲ 1.00%
• Median HH income: $60,460
• Composite: 29.25/100
• National rank: #6564
• State rank: #66 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): 9,178

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: White 43% Hispanic / Latino 19% Asian 16% Two or more races 16% Black 12%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 2% Serbian 1% Portuguese 1%
• Foreign-born: 18% · Vietnam, Canada, China
• Languages at home: 76% English-only · Spanish 12% Vietnamese 6% Other Asian/Pacific 3%

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: ▲ 77.21%
• Current HPI: 331.68
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-5.1% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $94,000 SCKMLS as Distributed by MLS Grid
• 2026-04-21 Listed $99,000 SCKMLS as Distributed by MLS Grid

Property tax history

-1.4%/yr

Latest (2025): $151 · +2.7% YoY. Source: county tax records.