106 Haines St Unit M-30 · Edwardsville, KS 66113

$47,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 48 Days on market

Built 2026 Poor condition

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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
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +1.0/5.0

Listing remarks

* THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a playground, a basketball court, community events, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Built 2026
• Listed 48 days

Property features AI

Finance

• Financial info: List price $46,500

Exterior

• Utilities: Natural gas heating; Central air conditioning
• Home design: Spec inventory (Plan 93180)
• Exterior features: Address: 106 Haines St Unit M-30, Edwardsville, KS 66113

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Living area approximately 1,056

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $47k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $46k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.5% vs local median 3.7% in Edwardsville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#289 in KS) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Bonner Springs (suburban): math 21% / reading 29% proficiency, ranked #131 of 169 in KS (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 active listings in the ZIP; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($325 loan paydown + $1k appreciation (3.0% local appreciation)).
• Wyandotte County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Recommended offer $45,590 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.37% ✓
• Cap rate: 20.50%
• Cash-on-cash: 50.73%
• DSCR: 3.26
• GRM: 3.5

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: 55.9%
• Equity multiple: 4.12×
• Total profit: $41,112
• Equity at exit: $21,133

10-year hold

• IRR: 55.5%
• Equity multiple: 8.35×
• Total profit: $96,728
• Equity at exit: $32,569

Cash invested: $13,160 (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 66113

• Active inventory: 15
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$246
• Tax est. 1.5%: −$59 /mo · $705/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $556

Break-even live

Break-even rent $411

Max offer price $47,000

Occupancy floor 45%

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $47,000 Active 48 DOM
2. 2026-06-17
   days on market $47,000 Active 47 DOM
3. 2026-06-16
   days on market $47,000 Active 46 DOM
4. 2026-06-15
   days on market $47,000 Active 45 DOM
5. 2026-06-13
   days on market $47,000 Active 43 DOM
6. 2026-06-13
   days on market $47,000 Active 42 DOM
7. 2026-06-09
   days on market $47,000 Active 39 DOM
8. 2026-06-08
   days on market $47,000 Active 38 DOM
9. 2026-06-07
   days on market $47,000 Active 37 DOM
10. 2026-06-05
    days on market $47,000 Active 34 DOM
11. 2026-06-03
    days on market $47,000 Active 33 DOM
12. 2026-06-02
    days on market $47,000 Active 32 DOM
13. 2026-06-01
    pricedays on market $47,000 Active 31 DOM
14. 2026-05-31
    days on market $46,500 Active 30 DOM

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 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: $13,385
• − Mortgage interest: −$2,633
• − Property taxes: −$705
• − Insurance: −$235
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$1,367
• Taxable income: $6,303
• Est. tax owed @ 24.0%: −$1,513
• After-tax cash flow: $5,163/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 · 2 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and maintenance, including a new roof, exterior painting, HVAC replacement, and landscaping improvements. Significant investment is needed to bring it up to a good condition and increase its resale or rental value.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage.
• Major siding — Peeling paint and siding indicate severe deterioration.
• Major flooring — Worn flooring suggests it needs replacement.
• Major HVAC — Old unit may need replacement for efficiency and comfort.
• Major paint — Peeling paint on walls and exterior suggests extensive repainting is needed.
• Major landscaping — Sparse and unkempt landscaping needs significant improvement to enhance curb appeal.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's appearance and value.
• Resale exterior painting — Fresh paint will enhance the home's curb appeal and value.
• Both HVAC replacement — A new HVAC system will improve comfort and energy efficiency, benefiting both resale and rental value.
• Both landscaping and yard maintenance — A well-maintained yard will improve curb appeal and attract potential buyers/tenants.
• Resale flooring replacement — New flooring will improve the home's appearance and value, especially for resale.
• Resale interior painting — Fresh paint on interior walls will improve the home's appearance and value, especially for resale.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and discoloration suggest significant damage.	Major	$15,000–50,000
siding · Peeling paint and siding indicate severe deterioration.	Major	$15,000–50,000
flooring · Worn flooring suggests it needs replacement.	Major	$15,000–50,000
HVAC · Old unit may need replacement for efficiency and comfort.	Major	$15,000–50,000
paint · Peeling paint on walls and exterior suggests extensive repainting is needed.	Major	$15,000–50,000
landscaping · Sparse and unkempt landscaping needs significant improvement to enhance curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale roof replacement — A new roof will significantly improve the home's appearance and value. ↑
• Resale exterior painting — Fresh paint will enhance the home's curb appeal and value. ↑
• Both HVAC replacement — A new HVAC system will improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both landscaping and yard maintenance — A well-maintained yard will improve curb appeal and attract potential buyers/tenants. ↑
• Resale flooring replacement — New flooring will improve the home's appearance and value, especially for resale. ↑
• Resale interior painting — Fresh paint on interior walls will improve the home's appearance and value, especially for resale. ↑

ⓘ 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: Bonner Springs
• NCES district ID: 2004050
• Math proficiency: 21% ▼ -7.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $56,480
• Composite: 22.65/100
• National rank: #8055
• State rank: #131 of 169 in KS

Livability — Edwardsville

• Score: 65/100
• State rank: #289
• US rank: #12913

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edwardsville, KS

Population outlook (Wyandotte County) Hauer SSP2

• Today (2025): 177,063 people
• By 2030: 183,212 · +3.5%
• By 2040: 195,697 · +10.5%
• By 2050: 207,897 · +17.4%
• By 2075: 236,169 · +33.4%
• By 2100: 255,790 · +44.5%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0