14 Haines St Unit M-38 · Edwardsville, KS 66113

$26,100

2 bd · 2.0 ba · 1,216 sqft · Manufactured · 55 Days on market

Built 2026 Fair condition

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0

Listing remarks

* THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, community events, a playground, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Basketball court
• Playground
• Built 2026

Tags

• BASKETBALL COURT
• PLAYGROUND

Property features AI

Finance

• Other: Plan name 93180
• Financial info: Listed as active

Exterior

• Utilities: Natural gas; Electric service (standard)
• Home design: Spec-built property
• Exterior features: Living area approximately 1,216

Interior

• Bedrooms: 3 bedrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 2 full bathrooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $26k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $792 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).
• Recommended offer: $25k (3.0% below list) — sets the bar for market timing.
• Cap rate 42.7% vs local median 3.8% in Edwardsville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#289 in KS) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Bonner Springs (suburban): math 21% / reading 29% proficiency, ranked #131 of 169 in KS (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Edwardsville Elem (math 32% / reading 42%, grade F, #358 of 684 statewide, top 56%, 341 students, 62% FRL); Robert E Clark Middle (math 15% / reading 23%, grade F, #159 of 219 statewide, top 73%, 563 students, 52% FRL); Bonner Springs High (math 17% / reading 22%, grade F, #216 of 327 statewide, top 70%, 777 students, 44% FRL).
• Market conditions: 15 active listings in the ZIP; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).

Forward outlook

• In year one you build about $963 of equity ($180 loan paydown + $783 appreciation (3.0% local appreciation)).
• Wyandotte County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($25k) is reasonable based on typical stale-listing flexibility.

Recommended offer $25,317 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 4.72% ✓
• Cap rate: 42.71%
• Cash-on-cash: 130.08%
• DSCR: 6.79
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.34×
• Total profit: $53,616
• Equity at exit: $11,736

10-year hold

• IRR: —
• Equity multiple: 17.45×
• Total profit: $120,188
• Equity at exit: $18,086

Cash invested: $7,308 (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 66113

• Active inventory: 15
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$137
• Tax est. 1.5%: −$33 /mo · $392/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $792

Break-even live

Break-even rent $228

Max offer price $26,100

Occupancy floor 31%

Sensitivity live

Price	-10% $810	-5% $801	+0% $792	+5% $783	+10% $774
Rent	-10% $695	-5% $744	+0% $792	+5% $841	+10% $889
Rate	-1.0pp $805	-0.5pp $799	base $792	+0.5pp $785	+1.0pp $779

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: $6,525
• Closing costs: $783
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $26,100 Active 55 DOM
2. 2026-06-18
   days on market $26,100 Active 52 DOM
3. 2026-06-17
   days on market $26,100 Active 51 DOM
4. 2026-06-16
   days on market $26,100 Active 50 DOM
5. 2026-06-15
   days on market $26,100 Active 49 DOM
6. 2026-06-13
   days on market $26,100 Active 47 DOM
7. 2026-06-13
   days on market $26,100 Active 46 DOM
8. 2026-06-09
   days on market $26,100 Active 43 DOM
9. 2026-06-08
   days on market $26,100 Active 42 DOM
10. 2026-06-07
    days on market $26,100 Active 41 DOM
11. 2026-06-05
    days on market $26,100 Active 38 DOM
12. 2026-06-03
    days on market $26,100 Active 37 DOM
13. 2026-06-02
    days on market $26,100 Active 36 DOM
14. 2026-06-01
    pricedays on market $26,100 Active 35 DOM
15. 2026-05-31
    days on market $25,600 Active 34 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,773
• − Mortgage interest: −$1,462
• − Property taxes: −$392
• − Insurance: −$130
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$759
• Taxable income: $9,666
• Est. tax owed @ 24.0%: −$2,320
• After-tax cash flow: $7,186/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.

Condition & rehab AI · 3 photos

Fair 45/100 Cosmetic rehab

This manufactured home has average exterior condition with minor repairs needed. Fresh paint and landscaping would significantly enhance its curb appeal and value.

Repairs flagged

• Minor White siding — Weathered but not damaged
• Minor Roof — Aged but structurally sound

Value-add opportunities

• Both Paint exterior siding — Fresh paint enhances curb appeal and value
• Both Landscaping — Well-maintained landscaping improves curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
White siding · Weathered but not damaged	Minor	$500–3,000
Roof · Aged but structurally sound	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior siding — Fresh paint enhances curb appeal and value ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bonner Springs
• NCES district ID: 2004050
• Math proficiency: 21% ▼ -7.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $56,480
• Composite: 22.65/100
• National rank: #8055
• State rank: #131 of 169 in KS

Livability — Edwardsville

• Score: 65/100
• State rank: #289
• US rank: #12913

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edwardsville, KS

Population outlook (Wyandotte County) Hauer SSP2

• Today (2025): 177,063 people
• By 2030: 183,212 · +3.5%
• By 2040: 195,697 · +10.5%
• By 2050: 207,897 · +17.4%
• By 2075: 236,169 · +33.4%
• By 2100: 255,790 · +44.5%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0