303 E 3rd St · Newton, KS 67114

$144,500

4 bd · 2.0 ba · 3,934 sqft · SingleFamily public records · 163 Days on market

Built 1890 9,147 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 +26.0/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• 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

Key facts

• Tall windows
• Classic lines
• Historic living

Tags

• ITALIANATE HOME
• GRANITE COUNTERTOPS
• TALL WINDOWS
• CLASSIC LINES
• HISTORIC LIVING

Property features AI

Finance

• Other: Located in Harvey County; Directions: From Main St and 3rd, east on 3rd to home.

Exterior

• Parking: 1-car garage
• Utilities: Public sewer available; Natural gas available; Public utilities
• Home design: Single-family onsite-built property
• Construction: Composition and metal roofing; Walk-out/at-grade, day-light, and cellar foundation types
• Exterior features: One-and-a-half level home; Covered porch/patio; Wood fencing

Interior

• Kitchen: Dishwasher
• Bedrooms: Main-floor laundry (bedroom levels not specified)
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Dishwasher; Fireplaces in living room with gas and wood-burning options; Cellar basement
• Laundry & utility: Laundry area on the main floor

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $127k (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: Slate Creek Elementary (math 27% / reading 27%, grade F, #507 of 684 statewide, top 78%, 267 students, 55% 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; 148 units permitted in Harvey County in 2024 (13 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $999 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $40k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $46k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $127,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
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: 1.12% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.70%
• DSCR: 1.48
• GRM: 7.4

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: 4.9%
• Equity multiple: 1.20×
• Total profit: $8,076
• Equity at exit: $21,545

10-year hold

• IRR: 18.3%
• Equity multiple: 2.86×
• Total profit: $75,400
• Equity at exit: $12,494

Cash invested: $40,460 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,617 medium
• Mortgage (P&I): −$758
• Tax from tax record: −$99 /mo · $1,185/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $361

Break-even live

Break-even rent $1,160

Max offer price $144,500

Occupancy floor 73%

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: $36,125
• Closing costs: $4,335
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $144,500 Active 163 DOM
2. 2026-06-17
   days on market $144,500 Active 162 DOM
3. 2026-06-16
   days on market $144,500 Active 161 DOM
4. 2026-06-15
   days on market $144,500 Active 160 DOM
5. 2026-06-14
   days on market $144,500 Active 158 DOM
6. 2026-06-13
   days on market $144,500 Active 157 DOM
7. 2026-06-10
   days on market $144,500 Active 155 DOM
8. 2026-06-09
   days on market $144,500 Active 154 DOM
9. 2026-06-08
   days on market $144,500 Active 153 DOM
10. 2026-06-07
    days on market $144,500 Active 152 DOM
11. 2026-06-03
    days on market $144,500 Active 148 DOM
12. 2026-06-02
    days on market $144,500 Active 147 DOM
13. 2026-06-01
    days on market $144,500 Active 146 DOM
14. 2026-05-31
    days on market $144,500 Active 145 DOM
15. 2026-05-30
    days on market $144,500 Active 144 DOM
16. 2026-04-27
    price $149,995
17. 2026-04-09
    price $154,995
18. 2026-04-03
    price $159,900
19. 2026-03-24
    price $165,000
20. 2026-03-13
    price $175,000
21. 2026-03-04
    price $178,500
22. 2026-02-18
    price $182,500
23. 2026-02-04
    price $186,500
24. 2026-01-06
    listed $190,000 Active
25. 2020-02-18
    listed $47,500
26. 2019-09-18
    historical
27. 2018-12-18
    listed $65,000
28. 2004-03-15
    listed $79,900

ⓘ 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: $1,185 · $99/mo
• Projected year-2 tax: $2,037 · $170/mo
• Expected delta: +$853/yr (+$71/mo · 72.0%)

ⓘ 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 1/10 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: $19,404
• − Mortgage interest: −$8,094
• − Property taxes: −$1,185
• − Insurance: −$722
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$4,204
• Taxable income: $2,094
• Est. tax owed @ 24.0%: −$503
• After-tax cash flow: $3,826/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

+87.7% since first listed

13 events — show timeline

• 2026-04-27 Price Changed $149,995 SCKMLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $154,995 SCKMLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $159,900 SCKMLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $165,000 SCKMLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $175,000 SCKMLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $178,500 SCKMLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $182,500 SCKMLS as Distributed by MLS Grid
• 2026-02-04 Price Changed $186,500 SCKMLS as Distributed by MLS Grid
• 2026-01-06 Listed $190,000 SCKMLS as Distributed by MLS Grid
• 2020-02-18 Listed $47,500 SCKMLS as Distributed by MLS Grid
• 2019-09-18 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2018-12-18 Listed $65,000 SCKMLS as Distributed by MLS Grid
• 2004-03-15 Listed $79,900 SCKMLS as Distributed by MLS Grid

Property tax history

-3.9%/yr

Latest (2025): $1,185 · +8.0% YoY. Source: county tax records.