3410 N Sandplum · Wichita, KS 67205

$260,000

3 bd · 3.0 ba · 2,840 sqft · SingleFamily public records · 4 Days on market

Built 2003 6,969 sqft lot $93/mo HOA · 4% of rent

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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 +12.1/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• Schools +3.8/10.0
• DSCR +3.6/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Snow removal
• Open-concept kitchen
• Exclusive community

Tags

• RIDGE PORT SUBDIVISION
• MAIZE SCHOOL DISTRICT
• MAINTENANCE-FREE LAWN CARE
• SNOW REMOVAL
• EXCLUSIVE COMMUNITY
• OPEN-CONCEPT KITCHEN

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee (association initiation fee applies)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Sewer available; Natural gas available
• Home design: Single-family onsite built
• Construction: Composition roof
• Exterior features: One-level layout; Patio; Spa/bath feature; Foundation with full, view-out basement

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Finished basement; Two gas fireplaces with glass doors in the living room
• Laundry & utility: Main-floor laundry in a separate room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-56 ($-668/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (9.3% below list).
• Recommended offer: $236k (9.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#100 in KS) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, crime F, commute F.
• Maize (rural): math 36% / reading 45% proficiency, ranked #20 of 169 in KS (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Vermillion Elementary School (math 40% / reading 43%, grade F, #306 of 684 statewide, top 45%, 835 students, 25% FRL); Maize Middle School (math 25% / reading 37%, grade F, #62 of 219 statewide, top 28%, 734 students, 29% FRL); Maize Sr High (math 25% / reading 26%, grade F, #98 of 327 statewide, top 30%, 1,289 students, 26% FRL).
• Market conditions: Rents rising fast (+4.4%/yr); 211 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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

• Climate carrying-cost: major flood 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 $235,796 (9.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.92%
• DSCR: 0.96
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.36% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.42×
• Total profit: $-42,298
• Equity at exit: $38,767

10-year hold

• IRR: -5.4%
• Equity multiple: 0.63×
• Total profit: $-27,156
• Equity at exit: $22,480

Cash invested: $72,800 (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 67205

• Home prices YoY: -18.9%
• Rents YoY: 4.4%
• Active inventory: 211
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,358 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$354 /mo · $4,244/yr
• Insurance: −$108
• HOA: −$93
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-56

Break-even live

Break-even rent $2,428

Max offer price $250,160

Occupancy floor 97%

Sensitivity live

Price	-10% $91	-5% $18	+0% $-56	+5% $-129	+10% $-203
Rent	-10% $-242	-5% $-149	+0% $-56	+5% $37	+10% $131
Rate	-1.0pp $75	-0.5pp $10	base $-56	+0.5pp $-123	+1.0pp $-192

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8541 W 37th St N Unit 1 Wichita, KS	4.0	3.0	2168	$2,200	$1.01	25d	1	1.24mi
8449 W 37th Ct N Wichita, KS	4.0	3.0	3200	$2,500	$0.78	25d	1	1.27mi
3554 N Tyler Ct Unit 1 Wichita, KS	4.0	3.0	3300	$2,900	$0.88	25d	1	1.28mi

HOA detail

• Monthly dues: $93 · $1,116/yr

Listing history 2 events

1. 2026-06-21
   days on market $260,000 Active 4 DOM
2. 2026-06-17
   listed $260,000 Active 1 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: $4,244 · $354/mo
• Projected year-2 tax: $4,244 · $354/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,296
• − Mortgage interest: −$14,564
• − Property taxes: −$4,244
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,264
• − Management: −$2,264
• − HOA: −$1,116
• − Depreciation: −$7,564
• Taxable loss: −$5,020
• Est. tax savings @ 24.0%: +$1,205
• After-tax cash flow: $536/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: Maize
• NCES district ID: 2009140
• Math proficiency: 36% ▼ -6.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $87,686
• Composite: 38.48/100
• National rank: #4184
• State rank: #20 of 169 in KS

Livability — Wichita

• Score: 72/100
• State rank: #100
• US rank: #5730

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wichita, KS
• County: Sedgwick County · 432,957 people
• City population: 365,168
• Metro: Wichita, KS
• Population (ZIP): 20,098
• Household income: $121,245
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 385.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 4% Salvadoran 1%
• Common ancestry: Lithuanian 4% Italian 3% Iranian 2%
• Foreign-born: 4% · Canada, Vietnam, Dominican Republic
• Languages at home: 94% English-only · Spanish 3% Vietnamese 1% Chinese 0%

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: ▼ -48.67%
• Current HPI: 209.3886
• Rent YoY: ▲ 4.36%
• Metro: Wichita, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+74.5% since first listed

10 events — show timeline

• 2026-06-17 Listed $260,000 SCKMLS as Distributed by MLS Grid
• 2010-06-28 Sold (Public Records) — Public Records
• 2010-05-17 Listed $169,900 SCKMLS as Distributed by MLS Grid
• 2010-03-16 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2009-10-14 Listed $174,900 SCKMLS as Distributed by MLS Grid
• 2009-08-31 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2009-08-08 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2009-08-07 Listed $169,000 SCKMLS as Distributed by MLS Grid
• 2009-04-07 Listed $169,000 SCKMLS as Distributed by MLS Grid
• 2003-01-07 Listed $149,000 SCKMLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $4,244 · +3.4% YoY. Source: county tax records.