418 S Briarwood · Norwich, KS 67118

$115,000

3 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 13 Days on market

Built 1886 6,969 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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Appreciation +5.7/10.0
• 1% rule +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Key facts

• Spacious backyard
• Natural light
• Mudroom laundry room

Tags

• NATURAL LIGHT
• WOOD-BURNING FIREPLACE
• MUDROOM LAUNDRY ROOM
• STORM SHELTER CELLAR
• SPACIOUS BACKYARD
• OVERSIZED STORAGE SHED

Property features AI

Finance

• Other: Located in Kingman County; directions: From Robbins and Burns (K42), south on Robbins to 3rd Ave, west on 3rd to Briarwood, south on Briarwood to house (sits on the east side of the road)

Exterior

• Utilities: Natural gas available; Public water; Sewer available
• Home design: Single-family onsite built home; One level
• Construction: Composition roof; Cellar foundation / basement (cellar)
• Exterior features: Covered patio/porch

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Wood-burning fireplace (one)
• Laundry & utility: Laundry on the main floor in a separate room

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 $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

Location & tenants

• Location reads 65/100 on livability (#302 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Kingman-Norwich (town): math 22% / reading 30% proficiency, ranked #129 of 169 in KS (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Norwich Elementary School (math 47% / reading 42%, grade F, #228 of 684 statewide, top 38%, 135 students, 45% FRL); Norwich Middle School (math 34% / reading 34%, grade F, #49 of 219 statewide, top 24%, 46 students, 28% FRL); Norwich High (math 10% / reading 30%, grade F, #184 of 327 statewide, top 60%, 73 students, 36% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 8 active listings in the ZIP; 52 units permitted in Kingman County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($795 loan paydown + $2k appreciation (1.4% local appreciation)).
• Kingman County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 1886 — 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 $115,000

Questions for the listing agent

1. Built in 1886 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.34×
• Total profit: $10,815
• Equity at exit: $41,404

10-year hold

• IRR: 10.4%
• Equity multiple: 2.31×
• Total profit: $42,176
• Equity at exit: $56,720

Cash invested: $32,200 (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 67118

• Home prices YoY: 0.6%
• Active inventory: 8
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$164 /mo · $1,963/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $104

Break-even live

Break-even rent $1,031

Max offer price $115,000

Occupancy floor 86%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $115,000 Active 13 DOM
2. 2026-06-17
   days on market $115,000 Active 12 DOM
3. 2026-06-16
   days on market $115,000 Active 11 DOM
4. 2026-06-15
   days on market $115,000 Active 10 DOM
5. 2026-06-13
   days on market $115,000 Active 8 DOM
6. 2026-06-12
   days on market $115,000 Active 7 DOM
7. 2026-06-09
   days on market $115,000 Active 4 DOM
8. 2026-06-08
   days on market $115,000 Active 3 DOM
9. 2026-06-07
   listed $115,000 Active 2 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: $1,963 · $164/mo
• Projected year-2 tax: $1,963 · $164/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,951
• − Mortgage interest: −$6,442
• − Property taxes: −$1,963
• − Insurance: −$575
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$3,345
• Taxable loss: −$606
• Est. tax savings @ 24.0%: +$145
• After-tax cash flow: $1,392/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: Kingman-Norwich
• NCES district ID: 2008070
• Math proficiency: 22% ▬ 0.00%
• Reading proficiency: 30% ▲ 1.00%
• Median HH income: $48,914
• Composite: 22.76/100
• National rank: #8028
• State rank: #129 of 169 in KS

Livability — Norwich

• Score: 65/100
• State rank: #302
• US rank: #13319

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norwich, KS
• Population (ZIP): 856

Population outlook (Kingman County) Hauer SSP2

• Today (2025): 7,491 people
• By 2030: 7,380 · -1.5%
• By 2040: 7,090 · -5.4%
• By 2050: 6,736 · -10.1%
• By 2075: 6,400 · -14.6%
• By 2100: 6,125 · -18.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 4% Iranian 2% Lithuanian 2%
• Foreign-born: 0%

Political lean MEDSL · Kingman

• 2024 margin: Solid R (+59.9) · D 19.1% · R 79.0% · Other 1.9%
• 2008→2024 swing: -15.2pp toward R · 2008: -44.8pp · 2024: -59.9pp
• All cycles: 2024: R+59.9 2020: R+60.0 2016: R+58.3 2012: R+51.3 2008: R+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.36%
• Current HPI: 224.8903
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+64.3% since first listed

5 events — show timeline

• 2026-06-05 Listed $115,000 SCKMLS as Distributed by MLS Grid
• 2025-05-05 Pending — SCKMLS as Distributed by MLS Grid
• 2025-04-09 Price Changed $100,000 SCKMLS as Distributed by MLS Grid
• 2025-03-16 Listed $105,000 SCKMLS as Distributed by MLS Grid
• 2021-04-22 Listed $70,000 SCKMLS as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2025): $1,963 · +4.7% YoY. Source: county tax records.