930 N Westview · Derby, KS 67037

$192,500

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 40 Days on market

Built 1950 7,840 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).

• Cash flow +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Rent growth +3.7/5.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Brand new opener
• Across from the park
• El paso elementary

Tags

• ACROSS FROM THE PARK
• EL PASO ELEMENTARY
• SPLASH PAD AT MADISON AVENUE
• VINYL SIDING
• OVERSIZED 2 CAR GARAGE
• BRAND NEW OPENER

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Sewer available; Natural gas available; Public utilities
• Home design: Single-family onsite built
• Construction: Composition roof; No foundation details listed
• Exterior features: One-level home; Patio; Storm door(s); Fencing (other)

Interior

• Kitchen: Range
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Forced air heating
• Interior features: Range; Hardwood flooring; No basement
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $192k.

Deal economics

• At list price, monthly cash flow is $63 ($756/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 $166k (13.5% below list).
• Recommended offer: $166k (13.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#229 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: crime C-, amenities 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: El Paso Elem (math 22% / reading 32%, grade F, #507 of 684 statewide, top 78%, 271 students, 51% 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).
• Market conditions: Rents rising fast (+4.9%/yr); 282 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); solid renter incomes; 2,613 units permitted in Sedgwick County in 2024 (258 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• It's been on market 40 days — a 3% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,459 (13.5% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.86% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.93% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-23,910
• Equity at exit: $28,702

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,686
• Equity at exit: $16,644

Cash invested: $53,900 (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 67037

• Rents YoY: 4.9%
• Active inventory: 282
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,665 medium
• Mortgage (P&I): −$1,009
• Tax from tax record: −$162 /mo · $1,948/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $63

Break-even live

Break-even rent $1,585

Max offer price $192,500

Occupancy floor 91%

Sensitivity live

Price	-10% $172	-5% $117	+0% $63	+5% $8	+10% $-46
Rent	-10% $-69	-5% $-3	+0% $63	+5% $129	+10% $194
Rate	-1.0pp $160	-0.5pp $112	base $63	+0.5pp $13	+1.0pp $-38

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: $48,125
• Closing costs: $5,775
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 N Baltimore Ave Unit 5 Derby, KS	2.0	1.5	1050	$1,800	$1.71	25d	1	0.40mi
1300 E Meadowlark Blvd Derby, KS	1.0–2.0	1.0–2.0	818	$1,110	$1.36	16d	1	1.02mi
1804 E Osage Rd Derby, KS	1.0–3.0	1.0–1.5	995	$1,475	$1.48	16d	5	1.21mi

Listing history 22 events

1. 2026-06-22
   days on market $192,500 Active 40 DOM
2. 2026-06-18
   days on market $192,500 Active 37 DOM
3. 2026-06-17
   days on market $192,500 Active 36 DOM
4. 2026-06-16
   days on market $192,500 Active 35 DOM
5. 2026-06-15
   days on market $192,500 Active 34 DOM
6. 2026-06-14
   days on market $192,500 Active 32 DOM
7. 2026-06-10
   days on market $192,500 Active 29 DOM
8. 2026-06-09
   days on market $192,500 Active 28 DOM
9. 2026-06-08
   days on market $192,500 Active 27 DOM
10. 2026-06-07
    days on market $192,500 Active 26 DOM
11. 2026-06-03
    days on market $192,500 Active 22 DOM
12. 2026-06-02
    days on market $192,500 Active 21 DOM
13. 2026-06-01
    days on market $192,500 Active 20 DOM
14. 2026-05-31
    days on market $192,500 Active 19 DOM
15. 2026-05-30
    days on market $192,500 Active 18 DOM
16. 2026-05-12
    listed $192,500 Active
17. 2013-08-13
    listed $84,000
18. 2013-08-13
    historical
19. 2013-04-10
    listed $92,000
20. 2010-03-31
    historical
21. 2009-10-16
    listed $92,500
22. 2003-08-11
    listed $77,900

ⓘ 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: $1,948 · $162/mo
• Projected year-2 tax: $2,714 · $226/mo
• Expected delta: +$766/yr (+$64/mo · 39.3%)

ⓘ 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 5/10 Major
• 🌡 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: $19,975
• − Mortgage interest: −$10,783
• − Property taxes: −$1,948
• − Insurance: −$962
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$5,600
• Taxable loss: −$2,515
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $1,359/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 — Derby

• Score: 68/100
• State rank: #229
• US rank: #10061

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Derby, KS
• County: Sedgwick County · 432,957 people
• City population: 30,278
• Metro: Wichita, KS
• Population (ZIP): 30,278
• Household income: $85,541
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 397.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 10% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4%

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: ▼ -186.65%
• Current HPI: 217.1231
• Rent YoY: ▲ 4.93%
• Metro: Wichita, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+147.1% since first listed

7 events — show timeline

• 2026-05-12 Listed $192,500 SCKMLS as Distributed by MLS Grid
• 2013-08-13 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2013-08-13 Listed $84,000 SCKMLS as Distributed by MLS Grid
• 2013-04-10 Listed $92,000 SCKMLS as Distributed by MLS Grid
• 2010-03-31 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2009-10-16 Listed $92,500 SCKMLS as Distributed by MLS Grid
• 2003-08-11 Listed $77,900 SCKMLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $1,948 · +3.0% YoY. Source: county tax records.