416 W 58th St S · Wichita, KS 67217

$180,000

3 bd · 2.5 ba · 1,688 sqft · Manufactured · 6 Days on market

Built 1991 0.57 ac lot

---

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).

• Cash flow +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Key facts

• Detached shop
• Rv carport
• Sprawling lot

Tags

• SPRAWLING LOT
• DETACHED SHOP
• RV CARPORT
• MULTIPLE STORAGE SHEDS

Property features AI

Exterior

• Parking: 2-car garage; RV access/parking
• Utilities: Natural gas available; Private water source; Septic tank
• Home design: Single-family offsite-built home; One story
• Construction: Composition roof; No basement
• Exterior features: Covered deck; Chain link fencing; Exterior storage structure

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Disposal
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced-air heating (natural gas); Central electric air conditioning
• Interior features: Dishwasher; Disposal; Refrigerator; Range; Wood-burning fireplace with glass doors; Main-floor laundry with 220V hookup
• Laundry & utility: Main-floor laundry; 220V laundry hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $80 ($956/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (20.3% below list).
• Recommended offer: $143k (20.3% below list) — sets the bar for 1% rule.

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.
• 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: Prairie Elementary School (math 16% / reading 32%, grade F, #564 of 684 statewide, top 82%, 463 students, 67% FRL); Haysville West Middle School (math 17% / reading 23%, grade F, #146 of 219 statewide, top 67%, 539 students, 55% FRL); Campus High Haysville (math 8% / reading 25%, grade F, #244 of 327 statewide, top 75%, 1,893 students, 48% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 25 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 31% of the median local income ($56k/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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,420 (20.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.80% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.04% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-22,675
• Equity at exit: $26,839

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-7,246
• Equity at exit: $15,563

Cash invested: $50,400 (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 67217

• Rents YoY: 4.0%
• Active inventory: 25
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,434 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$34 /mo · $413/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $80

Break-even live

Break-even rent $1,333

Max offer price $180,000

Occupancy floor 89%

Sensitivity live

Price	-10% $182	-5% $131	+0% $80	+5% $29	+10% $-22
Rent	-10% $-34	-5% $23	+0% $80	+5% $136	+10% $193
Rate	-1.0pp $170	-0.5pp $125	base $80	+0.5pp $33	+1.0pp $-14

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1012 W 55th St S Wichita, KS	3.0	2.0	1200	$1,395	$1.16	23d	1	0.63mi
5030 S Sycamore Ct Wichita, KS	3.0	2.0	1200	$1,450	$1.21	16d	1	1.13mi
1008 E Karla Ct Haysville, KS	3.0	2.0	1770	$1,500	$0.85	16d	1	1.22mi

Listing history 4 events

1. 2026-06-22
   days on market $180,000 Active 6 DOM
2. 2026-06-18
   days on market $180,000 Active 3 DOM
3. 2026-06-17
   days on market $180,000 Active 2 DOM
4. 2026-06-15
   listed $180,000 Active 1 DOM

ⓘ 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: $413 · $34/mo
• Projected year-2 tax: $2,538 · $212/mo
• Expected delta: +$2,125/yr (+$177/mo · 514.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 5 d/yr ≥106°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,210
• − Mortgage interest: −$10,083
• − Property taxes: −$413
• − Insurance: −$900
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$5,236
• Taxable loss: −$2,176
• Est. tax savings @ 24.0%: +$522
• After-tax cash flow: $1,478/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 — 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

• Census place: Wichita, KS
• County: Sedgwick County · 432,957 people
• City population: 365,168
• Metro: Wichita, KS
• Population (ZIP): 32,603
• Household income: $55,565
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 942.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 18% Two or more races 15% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Iranian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 12% Vietnamese 1% Tagalog/Filipino 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: ▼ -196.23%
• Current HPI: 216.4996
• Rent YoY: ▲ 4.04%
• Metro: Wichita, KS
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-15 Listed $180,000 SCKMLS as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2025): $413 · +23.7% YoY. Source: county tax records.