4604 S Meadowview · Oaklawn-Sunview, KS 67216

$115,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 26 Days on market

Built 1952 6,098 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 +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Rent growth +3.8/5.0
• Schools +2.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Oak cabinets
• Remodel completed
• Updated kitchen

Tags

• REMODEL COMPLETED
• ENTERTAINMENT RECREATION ROOM
• UPDATED KITCHEN
• OAK CABINETS
• UPDATED BATHROOM
• SURROUND SOUND

Property features AI

Exterior

• Parking: 1-car garage
• Security: Security lights; Smoke detector(s)
• Utilities: Public water; Sewer available; Natural gas available
• Home design: Single-family onsite-built home
• Construction: Composition roof; Slab foundation
• Exterior features: One level; Covered patio; Wood fencing; Storm doors and storm windows; Security lights; Smoke detectors

Interior

• Kitchen: Dishwasher, Microwave, Range, Garbage disposal
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air (electric); Forced air heating (natural gas)
• Interior features: Dishwasher, Garbage disposal, Microwave, Range; Main-floor laundry with 220V outlet; Laminate flooring
• Laundry & utility: Main-floor laundry with 220V equipment

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Paul B Cooper Elem (math 27% / reading 27%, grade F, #507 of 684 statewide, top 78%, 268 students, 78% 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) — zoned schools average 56% FRL vs 34% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.2%/yr); 18 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,613 units permitted in Sedgwick County in 2024 (258 in 5+ unit buildings).
• This rent runs 30% of the median local income ($49k/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 $795 of loan paydown is wiped out by about $3k 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 + 5.2% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate 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 $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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: 1.07% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.06%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.18% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,268
• Equity at exit: $17,147

10-year hold

• IRR: 12.5%
• Equity multiple: 2.08×
• Total profit: $34,880
• Equity at exit: $9,943

Cash invested: $32,200 (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 67216

• Home prices YoY: -19.5%
• Rents YoY: 5.2%
• Active inventory: 18
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$49 /mo · $582/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $270

Break-even live

Break-even rent $885

Max offer price $115,000

Occupancy floor 73%

Sensitivity live

Price	-10% $335	-5% $302	+0% $270	+5% $237	+10% $205
Rent	-10% $173	-5% $221	+0% $270	+5% $318	+10% $367
Rate	-1.0pp $328	-0.5pp $299	base $270	+0.5pp $240	+1.0pp $210

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4324 S Dover St Wichita, KS	4.0	1.0	1008	$1,145	$1.14	22d	1	0.43mi
4269 S Cumberland St Wichita, KS	4.0	1.0	1008	$1,350	$1.34	24d	1	0.51mi
4269 S Greenhaven St Wichita, KS	4.0	1.0	1101	$1,050	$0.95	24d	1	0.52mi

Listing history 12 events

1. 2026-06-14
   statusdays on market $115,000 Pending 26 DOM
2. 2026-06-10
   days on market $115,000 Active 25 DOM
3. 2026-06-09
   days on market $115,000 Active 24 DOM
4. 2026-06-08
   days on market $115,000 Active 23 DOM
5. 2026-06-07
   days on market $115,000 Active 22 DOM
6. 2026-06-03
   days on market $115,000 Active 18 DOM
7. 2026-06-02
   days on market $115,000 Active 17 DOM
8. 2026-06-01
   days on market $115,000 Active 16 DOM
9. 2026-05-31
   days on market $115,000 Active 15 DOM
10. 2026-05-30
    days on market $115,000 Active 14 DOM
11. 2026-05-16
    listed $115,000 Active
12. 1999-07-19
    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: $582 · $49/mo
• Projected year-2 tax: $1,622 · $135/mo
• Expected delta: +$1,039/yr (+$87/mo · 178.5%)

ⓘ 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) · 68% chance over 30 yrs
• 🔥 Wildfire 5/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,726
• − Mortgage interest: −$6,442
• − Property taxes: −$582
• − Insurance: −$575
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$3,345
• Taxable income: $1,425
• Est. tax owed @ 24.0%: −$342
• After-tax cash flow: $2,897/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 — Oaklawn-Sunview

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Oaklawn-Sunview, KS
• County: Sedgwick County · 432,957 people
• Metro: Wichita, KS
• Population (ZIP): 23,254
• Household income: $48,902
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 980.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 51% Hispanic / Latino 25% Two or more races 16% Asian 8% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 3%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 78% English-only · Spanish 16% Other Asian/Pacific 3% Vietnamese 1%

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: ▼ -53.94%
• Current HPI: 223.3077
• Rent YoY: ▲ 5.18%
• Metro: Wichita, KS
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-16 Listed $115,000 SCKMLS as Distributed by MLS Grid
• 1999-07-19 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $582 · +4.0% YoY. Source: county tax records.