431 N Kokomo · Derby, KS 67037

$140,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 11 Days on market

Built 1957 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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Big picture window
• Wood floors
• 6,969 sq ft lot

Tags

• ALL-BRICK RANCH STYLE
• WOOD FLOORS
• BIG PICTURE WINDOW

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Propane available; Public water; Sewer available
• Home design: Single-family onsite-built property; One story
• Construction: Composition roof; No foundation details listed
• Exterior features: One level; Exterior storage structure

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Wall/window air conditioning
• Interior features: Dishwasher; Range; Refrigerator; Hardwood floors; No basement; Storm door(s)
• Laundry & utility: Laundry on main floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).

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); 279 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $968 of loan paydown is wiped out by about $4k 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 + 4.9% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $140,000

Questions for the listing agent

1. Built in 1957 — 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. 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.
4. 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.
5. 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: 1.13% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.95%
• DSCR: 1.44
• GRM: 7.4

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,150
• Equity at exit: $20,874

10-year hold

• IRR: 12.2%
• Equity multiple: 2.05×
• Total profit: $41,037
• Equity at exit: $12,105

Cash invested: $39,200 (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 67037

• Rents YoY: 4.9%
• Active inventory: 279
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,584 high
• Mortgage (P&I): −$734
• Tax from tax record: −$134 /mo · $1,605/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $325

Break-even live

Break-even rent $1,173

Max offer price $140,000

Occupancy floor 74%

Sensitivity live

Price	-10% $404	-5% $365	+0% $325	+5% $285	+10% $246
Rent	-10% $200	-5% $262	+0% $325	+5% $388	+10% $450
Rate	-1.0pp $396	-0.5pp $361	base $325	+0.5pp $289	+1.0pp $252

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 N Kokomo Ave Derby, KS	3.0	2.0	1168	$1,395	$1.19	15d	1	0.18mi
1100 N Baltimore Ave Unit 5 Derby, KS	2.0	1.5	1050	$1,800	$1.71	24d	1	0.68mi
1100 N Baltimore Ave Unit 9 Derby, KS	2.0	1.5	1150	$1,600	$1.39	24d	1	0.68mi
1400 N El Paso Dr Derby, KS	3.0	1.0	1310	$1,395	$1.06	15d	1	1.02mi
1804 E Osage Rd Derby, KS	1.0–3.0	1.0–1.5	995	$1,475	$1.48	15d	5	1.34mi
1300 E Meadowlark Blvd Derby, KS	1.0–2.0	1.0–2.0	818	$1,110	$1.36	15d	1	1.48mi

Listing history 2 events

1. 2026-05-15
   status Pending
2. 2026-05-04
   listed $140,000 Active

ⓘ 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: $1,605 · $134/mo
• Projected year-2 tax: $1,974 · $164/mo
• Expected delta: +$369/yr (+$31/mo · 23.0%)

ⓘ 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 6/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,008
• − Mortgage interest: −$7,842
• − Property taxes: −$1,605
• − Insurance: −$700
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$4,073
• Taxable income: $1,746
• Est. tax owed @ 24.0%: −$419
• After-tax cash flow: $3,482/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

2 events — show timeline

• 2026-05-15 Pending — SCKMLS as Distributed by MLS Grid
• 2026-05-04 Listed $140,000 SCKMLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $1,605 · +13.8% YoY. Source: county tax records.