213 N Sedgwick Ave · Haven, KS 67543

$114,700

2 bd · 1.0 ba · 806 sqft · SingleFamily public records · 50 Days on market

Built 1930 7,841 sqft lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +9.4/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Key facts

• Alley access
• Fenced area
• Main floor laundry

Tags

• UPDATED BATHROOM
• MAIN FLOOR LAUNDRY
• MUDROOM ENTRY
• FENCED AREA
• DETACHED GARAGE
• ALLEY ACCESS

Property features AI

Exterior

• Parking: Detached or attached garage not specified, includes 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Composition roof
• Exterior features: Paved road access

Interior

• Kitchen: Gas range; Refrigerator; Dishwasher not listed
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Central electric air conditioning
• Interior features: Gas water heater; Crawl space basement
• Laundry & utility: Washer; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-83 ($-992/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (25.9% below list).
• Recommended offer: $85k (25.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#86 in KS, #4,863 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Haven Public Schools (rural): math 27% / reading 34% proficiency, ranked #94 of 169 in KS (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Haven Elem (math 37% / reading 37%, grade F, #358 of 684 statewide, top 56%, 390 students, 52% FRL); Haven Middle School (math 22% / reading 27%, grade F, #110 of 219 statewide, top 55%, 91 students, 44% FRL); Haven High (math 5% / reading 24%, grade F, #260 of 327 statewide, top 81%, 234 students, 43% FRL).
• Market conditions: 17 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 40 units permitted in Reno County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($793 loan paydown + $11k appreciation (10.0% local appreciation)).
• Reno County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $13k; list at $115k implies a 782% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $85,000 (25.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.74% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 11.2

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: 22.1%
• Equity multiple: 2.78×
• Total profit: $57,195
• Equity at exit: $103,331

10-year hold

• IRR: 19.8%
• Equity multiple: 6.37×
• Total profit: $172,546
• Equity at exit: $222,837

Cash invested: $32,116 (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 67543

• Home prices YoY: 10.7%
• Active inventory: 17
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$601
• Tax from tax record: −$105 /mo · $1,258/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $-83

Break-even live

Break-even rent $955

Max offer price $100,102

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-50	+0% $-83	+5% $-115	+10% $-148
Rent	-10% $-150	-5% $-116	+0% $-83	+5% $-49	+10% $-15
Rate	-1.0pp $-25	-0.5pp $-53	base $-83	+0.5pp $-112	+1.0pp $-143

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: $28,675
• Closing costs: $3,441
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 N Reno St Haven, KS	2.0	1.0	676	$850	$1.26	15d	1	0.13mi

Listing history 19 events

1. 2026-06-19
   days on market $114,700 Active 50 DOM
2. 2026-06-18
   days on market $114,700 Active 49 DOM
3. 2026-06-17
   days on market $114,700 Active 48 DOM
4. 2026-06-16
   days on market $114,700 Active 47 DOM
5. 2026-06-15
   days on market $114,700 Active 46 DOM
6. 2026-06-14
   days on market $114,700 Active 44 DOM
7. 2026-06-12
   days on market $114,700 Active 43 DOM
8. 2026-06-09
   days on market $114,700 Active 40 DOM
9. 2026-06-08
   days on market $114,700 Active 39 DOM
10. 2026-06-07
    pricedays on market $114,700 Active 38 DOM
11. 2026-06-03
    days on market $114,800 Active 34 DOM
12. 2026-06-02
    days on market $114,800 Active 33 DOM
13. 2026-06-01
    days on market $114,800 Active 32 DOM
14. 2026-05-31
    days on market $114,800 Active 31 DOM
15. 2026-05-30
    days on market $114,800 Active 30 DOM
16. 2026-05-08
    price $114,900
17. 2026-04-30
    listed $115,000 Active
18. 1998-09-01
    soldstatus $13,000
19. 1995-03-01
    soldstatus $10,500

ⓘ 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: $1,258 · $105/mo
• Projected year-2 tax: $1,617 · $135/mo
• Expected delta: +$359/yr (+$30/mo · 28.5%)

ⓘ 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 1/10 Low
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,200
• − Mortgage interest: −$6,425
• − Property taxes: −$1,258
• − Insurance: −$574
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$3,337
• Taxable loss: −$3,025
• Est. tax savings @ 24.0%: +$726
• After-tax cash flow: $-266/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: Haven Public Schools
• NCES district ID: 2006960
• Math proficiency: 27% ▲ 5.00%
• Reading proficiency: 34% ▲ 1.00%
• Median HH income: $49,973
• Composite: 26.59/100
• National rank: #7181
• State rank: #94 of 169 in KS

Livability — Haven

• Score: 74/100
• State rank: #86
• US rank: #4863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haven, KS
• Population (ZIP): 2,029

Population outlook (Reno County) Hauer SSP2

• Today (2025): 63,149 people
• By 2030: 62,477 · -1.1%
• By 2040: 60,901 · -3.6%
• By 2050: 59,679 · -5.5%
• By 2075: 58,792 · -6.9%
• By 2100: 56,900 · -9.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 2% Hispanic / Latino 2% Native American 2% Black 2%
• Common ancestry: Polish 2% Scottish 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 90% English-only · German/W. Germanic 9%

Political lean MEDSL · Reno

• 2024 margin: Solid R (+34.5) · D 31.8% · R 66.2% · Other 2.0%
• 2008→2024 swing: -11.1pp toward R · 2008: -23.4pp · 2024: -34.5pp
• All cycles: 2024: R+34.5 2020: R+34.3 2016: R+36.0 2012: R+31.5 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.94%
• Current HPI: 226.8655
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+994.3% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $114,900 MKMLS as distributed by MLS GRID
• 2026-04-30 Listed $115,000 MKMLS as distributed by MLS GRID
• 1998-09-01 Sold (Public Records) $13,000 Public Records
• 1995-03-01 Sold (Public Records) $10,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,258 · +6.8% YoY. Source: county tax records.