212 E Rosewood St · Rose Hill, KS 67133

$125,000

2 bd · 1.0 ba · 1,044 sqft · MultiFamily public records · 9 Days on market

Built 1980 5,227 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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Key facts

• Attached garage
• Spacious living area
• Fenced backyard

Tags

• FENCED BACKYARD
• ATTACHED GARAGE
• ROSE HILL SCHOOL DISTRICT
• DURABLE LUXURY VINYL FLOORING
• SPACIOUS LIVING AREA
• BRIGHT FUNCTIONAL LAYOUT

Property features AI

Exterior

• Parking: Detached or attached 1-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Duplex; One level; Crawl space foundation
• Construction: Composition roof
• Exterior features: Patio; Wood fencing; Storm doors; Storm windows

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Wood-burning fireplace (one)
• Laundry & utility: Main-floor laundry in a separate room; 220V outlet for laundry equipment

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).

Location & tenants

• Location reads 76/100 on livability (#48 in KS, #3,368 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Rose Hill Public Schools (rural): math 26% / reading 33% proficiency, ranked #84 of 169 in KS (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rose Hill Primary (457 students, 36% FRL); Rose Hill Middle (math 19% / reading 29%, grade F, #121 of 219 statewide, top 56%, 378 students, 38% FRL); Rose Hill High (math 8% / reading 17%, grade F, #278 of 327 statewide, top 86%, 567 students, 27% FRL).
• Market conditions: 41 active listings in the ZIP; high-income renter base; 235 units permitted in Butler County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($110k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $125,000

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 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.28%
• DSCR: 1.50
• GRM: 6.9

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $714
• Equity at exit: $18,638

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $27,677
• Equity at exit: $10,808

Cash invested: $35,000 (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 67133

• Home prices YoY: -26.3%
• Active inventory: 41
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,503 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$151 /mo · $1,810/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $329

Break-even live

Break-even rent $1,087

Max offer price $125,000

Occupancy floor 73%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $125,000 Active 9 DOM
2. 2026-06-17
   days on market $125,000 Active 8 DOM
3. 2026-06-16
   days on market $125,000 Active 7 DOM
4. 2026-06-15
   days on market $125,000 Active 6 DOM
5. 2026-06-14
   statusdays on market $125,000 Active 4 DOM
6. 2026-06-01
   statusdays on market $125,000 Pending 3 DOM
7. 2026-05-31
   days on market $125,000 Active 2 DOM
8. 2026-05-28
   listed $125,000 Active
9. 2019-11-27
   soldstatus

ⓘ 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: $1,810 · $151/mo
• Projected year-2 tax: $1,810 · $151/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,036
• − Mortgage interest: −$7,002
• − Property taxes: −$1,810
• − Insurance: −$625
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$3,636
• Taxable income: $2,077
• Est. tax owed @ 24.0%: −$498
• After-tax cash flow: $3,449/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: Rose Hill Public Schools
• NCES district ID: 2011250
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 33% ▼ -2.00%
• Median HH income: $72,177
• Composite: 27.88/100
• National rank: #6872
• State rank: #84 of 169 in KS

Livability — Rose Hill

• Score: 76/100
• State rank: #48
• US rank: #3368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rose Hill, KS
• County: Butler County · 41,130 people
• City population: 6,931
• Metro: Wichita, KS
• Population (ZIP): 6,931
• Household income: $110,256
• Rent vs Own: 12.8% rent · 87.2% own
• Severe rent burden: 66.0

Population outlook (Butler County) Hauer SSP2

• Today (2025): 69,002 people
• By 2030: 69,822 · +1.2%
• By 2040: 70,461 · +2.1%
• By 2050: 69,940 · +1.4%
• By 2075: 68,666 · -0.5%
• By 2100: 63,071 · -8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 8% Native American 1%
• Hispanic origin (detail): Mexican 3% Salvadoran 2%
• Common ancestry: Lithuanian 4% Italian 3% Slovak 1%
• Foreign-born: 2% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+41.2) · D 28.4% · R 69.6% · Other 2.0%
• 2008→2024 swing: -8.9pp toward R · 2008: -32.3pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+41.5 2016: R+45.4 2012: R+41.8 2008: R+32.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.30%
• Current HPI: 197.1218
• Rent YoY: —
• Metro: Wichita, KS
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-28 Listed $125,000 SCKMLS as Distributed by MLS Grid
• 2019-11-27 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,810 · +1.2% YoY. Source: county tax records.