12465 W Blanford St · Maize, KS 67223

$199,900

8 bd · 4.0 ba · 2,684 sqft · MultiFamily public records · 384 Days on market

Built 2024 5,227 sqft lot $85/mo HOA · 5% of rent ↓ 2% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Key facts

• Maxwell floor plan
• Sod
• White cabinetry

Tags

• MAXWELL FLOOR PLAN
• FOX CREEK SUBDIVISION
• FROST WHITE QUARTZ COUNTERTOPS
• WHITE CABINETRY
• STAINLESS APPLIANCE FINISH
• SOD

Property features AI

Finance

• Other: Located in Sedgwick County
• HOA & community: Has association; Association fee $1,023; HOA initiation fee $250; Association fee includes lawn service

Exterior

• Parking: 2-car garage
• Utilities: Public water; Sewer available; Natural gas available
• Home design: Duplex; One story
• Construction: Composition roof; No basement
• Exterior features: Patio; Wood and wrought iron fencing

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air (electric); Forced air heating (natural gas)
• Interior features: Dishwasher; Disposal; Microwave; Range
• Laundry & utility: Main floor laundry in a separate room

What this means for you Summary

Snapshot

• This is a 8-bed/4.0-bath multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#139 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities 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: Maize South Middle School (math 28% / reading 40%, grade F, #55 of 219 statewide, top 25%, 549 students, 26% FRL); Maize South High School (math 43% / reading 41%, grade F, #12 of 327 statewide, top 5%, 1,095 students, 21% FRL).
• Market conditions: 40 active listings in the ZIP; 2,613 units permitted in Sedgwick County in 2024 (258 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Sedgwick County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 384 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 384 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.60% ✓
• Cap rate: 13.09%
• Cash-on-cash: 24.26%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.5%
• Equity multiple: 4.23×
• Total profit: $181,016
• Equity at exit: $180,086

10-year hold

• IRR: 36.8%
• Equity multiple: 9.51×
• Total profit: $476,497
• Equity at exit: $388,362

Cash invested: $55,972 (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 67223

• Home prices YoY: 7.7%
• Active inventory: 40
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,207 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$185 /mo · $2,222/yr
• Insurance: −$83
• HOA: −$85
• Vacancy / Maint / Mgmt: −$673
• Net cashflow: $1,132

Break-even live

Break-even rent $1,774

Max offer price $199,900

Occupancy floor 60%

Sensitivity live

Price	-10% $1,245	-5% $1,188	+0% $1,132	+5% $1,075	+10% $1,019
Rent	-10% $878	-5% $1,005	+0% $1,132	+5% $1,258	+10% $1,385
Rate	-1.0pp $1,232	-0.5pp $1,183	base $1,132	+0.5pp $1,080	+1.0pp $1,027

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,208
Total (2 units)			$3,207

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $85 · $1,020/yr

Listing history 12 events

1. 2026-06-09
   status $199,900 Pending 384 DOM
2. 2026-06-08
   days on market $199,900 Active 384 DOM
3. 2026-06-07
   days on market $199,900 Active 383 DOM
4. 2026-06-05
   days on market $199,900 Active 380 DOM
5. 2026-06-03
   days on market $199,900 Active 379 DOM
6. 2026-06-02
   days on market $199,900 Active 378 DOM
7. 2026-06-01
   days on market $199,900 Active 377 DOM
8. 2026-05-31
   days on market $199,900 Active 376 DOM
9. 2026-05-30
   days on market $199,900 Active 375 DOM
10. 2026-05-20
    price $199,900
11. 2025-07-25
    soldstatus
12. 2025-05-20
    listed $205,000 Active

ⓘ 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: $2,222 · $185/mo
• Projected year-2 tax: $2,819 · $235/mo
• Expected delta: +$597/yr (+$50/mo · 26.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $38,484
• − Mortgage interest: −$11,198
• − Property taxes: −$2,222
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,079
• − Management: −$3,079
• − HOA: −$1,020
• − Depreciation: −$5,815
• Taxable income: $11,072
• Est. tax owed @ 24.0%: −$2,657
• After-tax cash flow: $10,924/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 — Maize

• Score: 71/100
• State rank: #139
• US rank: #6865

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maize, KS
• City population: 6,941
• Population (ZIP): 773

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 (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 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: ▲ 11.53%
• Current HPI: 160.75
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-2.5% since first listed

3 events — show timeline

• 2026-05-20 Price Changed $199,900 SCKMLS as Distributed by MLS Grid
• 2025-07-25 Sold (Public Records) — Public Records
• 2025-05-20 Listed $205,000 SCKMLS as Distributed by MLS Grid

Property tax history

+2093.0%/yr

Latest (2025): $2,222 · +53567.1% YoY. Source: county tax records.