5036 S Brookhaven St · Oaklawn-Sunview, KS 67216

$114,900

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 66 Days on market

Built 1952 6,098 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Rent growth +3.8/5.0
• Schools +2.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Newer driveway
• Laundry room
• Bonus room

Tags

• BONUS ROOM
• PRIVATE BATHROOM
• LAUNDRY ROOM
• FULLY PRIVATE BACKYARD
• NEWER DRIVEWAY

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Sewer available; Natural gas available
• Home design: Single-family onsite built
• Construction: Composition roof
• Exterior features: Wood fencing; One level; Partial foundation (no egress window)

Interior

• Kitchen: Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (gas)
• Interior features: Partially finished basement; Range
• Laundry & utility: Main floor laundry; 220-volt outlet/equipment for laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Rents rising fast (+5.2%/yr); 18 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,613 units permitted in Sedgwick County in 2024 (258 in 5+ unit buildings).
• This rent runs 30% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k 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 + 5.2% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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

• Watch-outs: built in 1952 — 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 $108,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1952 — 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. 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: 1.07% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.20%
• DSCR: 1.41
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.18% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-192
• Equity at exit: $17,132

10-year hold

• IRR: 11.5%
• Equity multiple: 1.99×
• Total profit: $31,748
• Equity at exit: $9,934

Cash invested: $32,172 (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 67216

• Home prices YoY: -19.5%
• Rents YoY: 5.2%
• Active inventory: 18
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$72 /mo · $870/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $247

Break-even live

Break-even rent $915

Max offer price $114,900

Occupancy floor 75%

Sensitivity live

Price	-10% $312	-5% $279	+0% $247	+5% $214	+10% $181
Rent	-10% $150	-5% $198	+0% $247	+5% $295	+10% $343
Rate	-1.0pp $304	-0.5pp $276	base $247	+0.5pp $217	+1.0pp $186

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	25d	1	0.83mi
4324 S Dover St Wichita, KS	4.0	1.0	1008	$1,145	$1.14	22d	1	0.90mi
4269 S Greenhaven St Wichita, KS	4.0	1.0	1101	$1,050	$0.95	25d	1	0.99mi
4269 S Cumberland St Wichita, KS	4.0	1.0	1008	$1,350	$1.34	25d	1	0.99mi

Listing history 21 events

1. 2026-06-22
   days on market $114,900 Active 66 DOM
2. 2026-06-18
   days on market $114,900 Active 63 DOM
3. 2026-06-17
   days on market $114,900 Active 62 DOM
4. 2026-06-16
   days on market $114,900 Active 61 DOM
5. 2026-06-15
   days on market $114,900 Active 60 DOM
6. 2026-06-14
   days on market $114,900 Active 58 DOM
7. 2026-06-10
   days on market $114,900 Active 55 DOM
8. 2026-06-09
   days on market $114,900 Active 54 DOM
9. 2026-06-08
   days on market $114,900 Active 53 DOM
10. 2026-06-07
    days on market $114,900 Active 52 DOM
11. 2026-06-03
    days on market $114,900 Active 48 DOM
12. 2026-06-02
    days on market $114,900 Active 47 DOM
13. 2026-06-01
    days on market $114,900 Active 46 DOM
14. 2026-05-31
    days on market $114,900 Active 45 DOM
15. 2026-05-30
    days on market $114,900 Active 44 DOM
16. 2026-05-18
    status Active
17. 2026-04-20
    status Pending
18. 2026-04-15
    price $114,900
19. 2026-03-19
    listed $119,900 Active
20. 2019-07-31
    soldstatus
21. 2002-12-24
    listed $29,500

ⓘ 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: $870 · $72/mo
• Projected year-2 tax: $1,620 · $135/mo
• Expected delta: +$750/yr (+$63/mo · 86.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 17 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: $14,726
• − Mortgage interest: −$6,436
• − Property taxes: −$870
• − Insurance: −$574
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$3,343
• Taxable income: $1,146
• Est. tax owed @ 24.0%: −$275
• After-tax cash flow: $2,683/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 — Oaklawn-Sunview

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Oaklawn-Sunview, KS
• County: Sedgwick County · 432,957 people
• Metro: Wichita, KS
• Population (ZIP): 23,254
• Household income: $48,902
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 980.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 51% Hispanic / Latino 25% Two or more races 16% Asian 8% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 3%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 78% English-only · Spanish 16% Other Asian/Pacific 3% Vietnamese 1%

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: ▼ -53.94%
• Current HPI: 223.3077
• Rent YoY: ▲ 5.18%
• Metro: Wichita, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+289.5% since first listed

6 events — show timeline

• 2026-05-18 Relisted — SCKMLS as Distributed by MLS Grid
• 2026-04-20 Pending — SCKMLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $114,900 SCKMLS as Distributed by MLS Grid
• 2026-03-19 Listed $119,900 SCKMLS as Distributed by MLS Grid
• 2019-07-31 Sold (Public Records) — Public Records
• 2002-12-24 Listed $29,500 SCKMLS as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2025): $870 · +4.0% YoY. Source: county tax records.