914-916 N Pine St · Newton, KS 67114

$165,000

None bd · None ba · 1,880 sqft · MultiFamily · 372 Days on market

Built 1958 5,227 sqft lot ↓ 8% since listing

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Key facts

• Quiet street
• Central heat and air
• Unfinished basement

Tags

• FULL DUPLEX
• CENTRAL HEAT AND AIR
• UNFINISHED BASEMENT
• INSTANT RENTAL INCOME
• QUIET STREET
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Finance

• Financial info: Owner pays grounds care; Property has 2 total units

Exterior

• Parking: Attached parking for 1 vehicle
• Utilities: Natural gas available; Public water
• Home design: Duplex
• Exterior features: Composition roof

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet; Wood
• Heating & cooling: Forced air heating; Electric cooling; Window unit(s)
• Interior features: Finished basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive. Per door: $127/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#282 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute F.
• Newton (town): math 17% / reading 30% proficiency, ranked #141 of 169 in KS (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: South Breeze Elementary (math 32% / reading 52%, grade F, #273 of 684 statewide, top 45%, 334 students, 57% FRL); Chisholm Middle School (math 14% / reading 25%, grade F, #152 of 219 statewide, top 72%, 489 students, 58% FRL); Newton Sr High (math 11% / reading 26%, grade F, #232 of 327 statewide, top 71%, 956 students, 51% FRL).
• Market conditions: Rents rising fast (+18.1%/yr); 131 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 148 units permitted in Harvey County in 2024 (13 in 5+ unit buildings).
• This rent runs 30% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 372 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $14k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 372 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.07% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.58%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-1,256
• Equity at exit: $24,602

10-year hold

• IRR: 13.7%
• Equity multiple: 2.35×
• Total profit: $62,216
• Equity at exit: $14,266

Cash invested: $46,200 (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 67114

• Rents YoY: 18.1%
• Active inventory: 131
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $253

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 81%

Sensitivity live

Price	-10% $367	-5% $310	+0% $253	+5% $196	+10% $139
Rent	-10% $114	-5% $184	+0% $253	+5% $323	+10% $393
Rate	-1.0pp $336	-0.5pp $295	base $253	+0.5pp $211	+1.0pp $167

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,764
Total (2 units)			$1,764

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 N Main St Newton, KS	2.0	1.0	1395	$795	$0.57	21d	1	0.50mi
112 Allison St Newton, KS	3.0	1.0	1252	$1,100	$0.88	24d	1	0.77mi

Listing history 21 events

1. 2026-06-18
   days on market $165,000 Active 372 DOM
2. 2026-06-17
   days on market $165,000 Active 371 DOM
3. 2026-06-16
   days on market $165,000 Active 370 DOM
4. 2026-06-15
   days on market $165,000 Active 369 DOM
5. 2026-06-14
   days on market $165,000 Active 367 DOM
6. 2026-06-13
   days on market $165,000 Active 366 DOM
7. 2026-06-10
   days on market $165,000 Active 364 DOM
8. 2026-06-09
   days on market $165,000 Active 363 DOM
9. 2026-06-08
   days on market $165,000 Active 362 DOM
10. 2026-06-07
    days on market $165,000 Active 361 DOM
11. 2026-06-03
    days on market $165,000 Active 357 DOM
12. 2026-06-02
    days on market $165,000 Active 356 DOM
13. 2026-06-01
    days on market $165,000 Active 355 DOM
14. 2026-05-31
    days on market $165,000 Active 354 DOM
15. 2026-05-30
    days on market $165,000 Active 353 DOM
16. 2025-12-02
    status Active
17. 2025-12-02
    price $165,000
18. 2025-11-26
    historical
19. 2025-06-05
    listed $179,000 Active
20. 2024-01-01
    historical $450
21. 2023-12-18
    listed $450

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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: $21,168
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$4,800
• Taxable income: $439
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $2,934/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: Newton
• NCES district ID: 2009960
• Math proficiency: 17% ▼ -5.00%
• Reading proficiency: 30% ▲ 1.00%
• Median HH income: $47,297
• Composite: 20.51/100
• National rank: #8569
• State rank: #141 of 169 in KS

Livability — Newton

• Score: 65/100
• State rank: #282
• US rank: #12628

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newton, KS
• County: Harvey County · 20,919 people
• City population: 20,919
• Metro: Wichita, KS
• Population (ZIP): 20,919
• Household income: $70,018
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 612.0

Population outlook (Harvey County) Hauer SSP2

• Today (2025): 35,226 people
• By 2030: 35,287 · +0.2%
• By 2040: 35,124 · -0.3%
• By 2050: 34,665 · -1.6%
• By 2075: 33,716 · -4.3%
• By 2100: 30,163 · -14.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 18% Two or more races 11% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 7% German/W. Germanic 1%

Political lean MEDSL · Harvey

• 2024 margin: Strong R (+21.1) · D 38.6% · R 59.6% · Other 1.8%
• 2008→2024 swing: -3.8pp toward R · 2008: -17.2pp · 2024: -21.1pp
• All cycles: 2024: R+21.1 2020: R+19.7 2016: R+24.1 2012: R+23.1 2008: R+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -140.55%
• Current HPI: 187.6572
• Rent YoY: ▲ 18.05%
• Metro: Wichita, KS
• State GDP YoY: —
• F500 in state: 0

Price history

-7.8% since first listed

6 events — show timeline

• 2025-12-02 Relisted — SCKMLS as Distributed by MLS Grid
• 2025-12-02 Price Changed $165,000 SCKMLS as Distributed by MLS Grid
• 2025-11-26 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2025-06-05 Listed $179,000 SCKMLS as Distributed by MLS Grid
• 2024-01-01 Rental Removed $450 APPFOLIO
• 2023-12-18 Listed for Rent $450 APPFOLIO