530 S Ruth Ave · Andover, KS 67002

$165,000

2 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 28 Days on market

Built 1977 5,227 sqft lot

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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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +4.7/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 5,227 sq ft lot
• Built 1977
• Listed 28 days

Property features AI

Exterior

• Utilities: Public water; Sewer available; Natural gas available
• Home design: Single-family onsite built
• Construction: Composition roof; Full daylight foundation
• Exterior features: One-level layout; Full foundation with daylight exposure; Composition roof

Interior

• Kitchen: Dishwasher; Refrigerator; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Finished basement; Living room fireplace (one)
• Laundry & utility: Laundry in basement with 220V hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $65 ($783/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (13.3% below list).
• Recommended offer: $143k (13.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#147 in KS) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Andover (suburban): math 46% / reading 54% proficiency, ranked #5 of 169 in KS (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Meadowlark Elementary (math 47% / reading 57%, grade C-, #131 of 684 statewide, top 23%, 367 students, 21% FRL); Andover Central Middle School (math 39% / reading 44%, grade F, #21 of 219 statewide, top 9%, 601 students, 23% FRL); Andover Central High School (math 38% / reading 34%, grade F, #30 of 327 statewide, top 9%, 856 students, 17% FRL).
• Market conditions: 197 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 235 units permitted in Butler County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($104k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 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 $143,133 (13.3% below list)

Questions for the listing agent

1. Built in 1977 — 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. Schools are A-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?
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 9.6

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-22,606
• Equity at exit: $24,602

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-14,433
• 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 67002

• Home prices YoY: -30.1%
• Active inventory: 197
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$131 /mo · $1,578/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $65

Break-even live

Break-even rent $1,349

Max offer price $165,000

Occupancy floor 90%

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 W Founders Pkwy Andover, KS	1.0–3.0	1.0–2.0	1024	$1,422	$1.39	13d	1	0.26mi
105 E Rhondda Ave Andover, KS	3.0	2.0	1088	$992	$0.91	13d	1	1.00mi
711 E Cloud Ave Andover, KS	1.0–3.0	1.0–2.0	1002	$1,296	$1.29	13d	9	1.01mi

Listing history 21 events

1. 2026-06-18
   days on market $165,000 Active 28 DOM
2. 2026-06-17
   days on market $165,000 Active 27 DOM
3. 2026-06-16
   days on market $165,000 Active 26 DOM
4. 2026-06-15
   days on market $165,000 Active 25 DOM
5. 2026-06-14
   days on market $165,000 Active 23 DOM
6. 2026-06-10
   days on market $165,000 Active 20 DOM
7. 2026-06-09
   days on market $165,000 Active 19 DOM
8. 2026-06-08
   days on market $165,000 Active 18 DOM
9. 2026-06-07
   days on market $165,000 Active 17 DOM
10. 2026-06-05
    days on market $165,000 Active 14 DOM
11. 2026-06-03
    days on market $165,000 Active 13 DOM
12. 2026-06-02
    days on market $165,000 Active 12 DOM
13. 2026-06-01
    days on market $165,000 Active 11 DOM
14. 2026-05-31
    days on market $165,000 Active 10 DOM
15. 2026-05-31
    days on market $165,000 Active 9 DOM
16. 2026-05-21
    listed $165,000 Active
17. 2012-08-02
    soldstatus
18. 2012-05-18
    listed $69,900
19. 2007-05-09
    soldstatus
20. 2007-05-09
    soldstatus
21. 2007-03-10
    listed $69,990

ⓘ 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: $1,578 · $131/mo
• Projected year-2 tax: $2,326 · $194/mo
• Expected delta: +$749/yr (+$62/mo · 47.5%)

ⓘ 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 6/10 Major
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,176
• − Mortgage interest: −$9,243
• − Property taxes: −$1,578
• − Insurance: −$825
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$4,800
• Taxable loss: −$2,017
• Est. tax savings @ 24.0%: +$484
• After-tax cash flow: $1,267/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: Andover
• NCES district ID: 2003360
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $93,875
• Composite: 46.95/100
• National rank: #2357
• State rank: #5 of 169 in KS

Livability — Andover

• Score: 71/100
• State rank: #147
• US rank: #7131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Andover, KS
• County: Butler County · 41,130 people
• City population: 17,221
• Metro: Wichita, KS
• Population (ZIP): 17,221
• Household income: $104,351
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 106.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 6% Two or more races 6% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 89% English-only · Spanish 5% Other Asian/Pacific 2% Arabic 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: ▼ -81.49%
• Current HPI: 189.6063
• Rent YoY: —
• Metro: Wichita, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+135.7% since first listed

6 events — show timeline

• 2026-05-21 Listed $165,000 SCKMLS as Distributed by MLS Grid
• 2012-08-02 Sold (Public Records) — Public Records
• 2012-05-18 Listed $69,900 SCKMLS as Distributed by MLS Grid
• 2007-05-09 Sold (Public Records) — Public Records
• 2007-05-09 Sold (Public Records) — Public Records
• 2007-03-10 Listed $69,990 SCKMLS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $1,578 · +7.7% YoY. Source: county tax records.