814 N Kokomo Ave · Derby, KS 67037-1840

$155,000

2 bd · 2.0 ba · 1,284 sqft · SingleFamily public records · 1 Days on market

Built 1954 7,840 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 +16.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Appreciation +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 1954

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Sewer available; Natural gas available
• Home design: Single-family onsite-built home; One level
• Construction: Composition roof
• Exterior features: Patio; Wood fencing; Partial foundation (no egress window(s))

Interior

• Kitchen: Dishwasher; Disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air (electric); Forced air heating (natural gas)
• Interior features: Finished basement; Storm door(s); Storm window(s)
• Laundry & utility: Main-floor laundry in a separate room; 220V outlet/equipment available

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/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 $146k (5.5% below list).
• Recommended offer: $146k (5.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#229 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: crime C-, amenities F, commute F.
• 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: El Paso Elem (math 22% / reading 32%, grade F, #507 of 684 statewide, top 78%, 271 students, 51% 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).
• Market conditions: 1 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,613 units permitted in Sedgwick County in 2024 (258 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Sedgwick County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $146,468 (5.5% below list)

Questions for the listing agent

1. Built in 1954 — 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: 0.94% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 8.8

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: 10.1%
• Equity multiple: 1.58×
• Total profit: $25,120
• Equity at exit: $69,695

10-year hold

• IRR: 12.4%
• Equity multiple: 2.85×
• Total profit: $80,447
• Equity at exit: $107,408

Cash invested: $43,400 (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 67037-1840

• Active inventory: 1
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,465 high
• Mortgage (P&I): −$813
• Tax from tax record: −$179 /mo · $2,144/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $101

Break-even live

Break-even rent $1,337

Max offer price $155,000

Occupancy floor 88%

Sensitivity live

Price	-10% $189	-5% $145	+0% $101	+5% $57	+10% $13
Rent	-10% $-15	-5% $43	+0% $101	+5% $159	+10% $217
Rate	-1.0pp $179	-0.5pp $140	base $101	+0.5pp $61	+1.0pp $20

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 N Kokomo Ave Derby, KS	3.0	2.0	1168	$1,395	$1.19	14d	1	0.10mi
1100 N Baltimore Ave Unit 5 Derby, KS	2.0	1.5	1050	$1,800	$1.71	24d	1	0.40mi
1100 N Baltimore Ave Unit 9 Derby, KS	2.0	1.5	1150	$1,600	$1.39	24d	1	0.41mi
1400 N El Paso Dr Derby, KS	3.0	1.0	1310	$1,395	$1.06	14d	1	0.74mi
1111 E Redwood Rd Derby, KS	3.0	1.5	1660	$1,595	$0.96	14d	1	0.96mi
1300 E Meadowlark Blvd Derby, KS	1.0–2.0	1.0–2.0	818	$1,110	$1.36	14d	1	1.27mi
2146 N Woodlawn Blvd Derby, KS	3.0	2.5	1500	$1,395	$0.93	14d	1	1.32mi
1804 E Osage Rd Derby, KS	1.0–3.0	1.0–1.5	995	$1,230	$1.24	14d	5	1.38mi

Listing history 8 events

1. 2026-05-14
   status Pending
2. 2026-05-13
   listed $155,000 Active
3. 2020-10-01
   soldstatus
4. 2020-07-23
   listed $124,900
5. 2015-10-15
   soldstatus
6. 2015-04-24
   listed $99,000
7. 2011-06-27
   soldstatus
8. 2004-05-07
   listed $87,900

ⓘ 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: $2,144 · $179/mo
• Projected year-2 tax: $2,186 · $182/mo
• Expected delta: +$42/yr (+$3/mo · 1.9%)

ⓘ 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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,576
• − Mortgage interest: −$8,682
• − Property taxes: −$2,144
• − Insurance: −$775
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$4,509
• Taxable loss: −$1,346
• Est. tax savings @ 24.0%: +$323
• After-tax cash flow: $1,535/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 — Derby

• Score: 68/100
• State rank: #229
• US rank: #10061

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Derby, KS

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+76.3% since first listed

8 events — show timeline

• 2026-05-14 Pending — SCKMLS as Distributed by MLS Grid
• 2026-05-13 Listed $155,000 SCKMLS as Distributed by MLS Grid
• 2020-10-01 Sold (Public Records) — Public Records
• 2020-07-23 Listed $124,900 SCKMLS as Distributed by MLS Grid
• 2015-10-15 Sold (Public Records) — Public Records
• 2015-04-24 Listed $99,000 SCKMLS as Distributed by MLS Grid
• 2011-06-27 Sold (Public Records) — Public Records
• 2004-05-07 Listed $87,900 SCKMLS as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2025): $2,144 · +11.6% YoY. Source: county tax records.