2405 S Capri · Wichita, KS 67210

$91,000

1 bd · 2.0 ba · 1,100 sqft · SingleFamily · 1 Days on market

Built 1982 $25/mo HOA · 3% of rent

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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 +20.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.8/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Utility room combo
• Rec room
• Eating bar

Tags

• SCOTTSDALE FLOOR PLAN
• NEW ELECTRIC SMOOTH TOP OVEN
• EATING BAR
• LIVING ROOM WITH FIREPLACE
• REC ROOM
• UTILITY ROOM COMBO

Property features AI

Finance

• HOA & community: Has association; Association fee approximately $300; HOA initiation fee approximately $300; Association covers insurance, exterior maintenance, lawn service and trash

Exterior

• Utilities: Natural gas available; Public water; Sewer available
• Home design: Community housing / Condo / Townhome / Co-Op
• Exterior features: Tri-level layout; Partial foundation with no basement windows; Composition roof

Interior

• Kitchen: Dishwasher; Disposal; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air (electric); Forced air heating (natural gas)
• Interior features: Finished basement; Fireplace in the living room with glass doors
• Laundry & utility: Washer and dryer included; Laundry in basement in a separate room

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $91k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($982 rent vs $91k).

Location & tenants

• Location reads 72/100 on livability (#100 in KS) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, crime 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: Derby Hills Elem (math 32% / reading 37%, grade F, #388 of 684 statewide, top 61%, 384 students, 43% 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: 44 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $10k of equity ($629 loan paydown + $9k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k 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.
• 38 sale attempts since 21y 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 $91,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.08% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 7.7

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: 28.5%
• Equity multiple: 3.25×
• Total profit: $57,352
• Equity at exit: $81,980

10-year hold

• IRR: 24.8%
• Equity multiple: 7.39×
• Total profit: $162,848
• Equity at exit: $176,793

Cash invested: $25,480 (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 67210

• Home prices YoY: 30.3%
• Active inventory: 44
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $982 high
• Mortgage (P&I): −$477
• Tax est. 1.5%: −$114 /mo · $1,365/yr
• Insurance: −$38
• HOA: −$25
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $122

Break-even live

Break-even rent $828

Max offer price $91,000

Occupancy floor 83%

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: $22,750
• Closing costs: $2,730
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2303 S White Oak Dr Unit 1 Wichita, KS	2.0	1.5	1200	$1,100	$0.92	23d	1	0.24mi
2200 S Rock Rd Wichita, KS	1.0–2.0	1.0–2.0	942	$810	$0.86	14d	20	0.49mi
1770 S Rock Rd Wichita, KS	1.0–2.0	1.0–1.5	785	$925	$1.18	14d	9	0.92mi
9211 E Harry St Wichita, KS	1.0–2.0	1.0–2.0	817	$750	$0.92	21d	1	1.09mi
10010 E Boston St Wichita, KS	2.0	1.0–1.5	888	$1,060	$1.19	14d	8	1.48mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 1 events

1. 2026-06-19
   listed $91,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥105°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: $11,783
• − Mortgage interest: −$5,097
• − Property taxes: −$1,365
• − Insurance: −$455
• − Repairs & maintenance: −$943
• − Management: −$943
• − HOA: −$300
• − Depreciation: −$2,647
• Taxable income: $33
• Est. tax owed @ 24.0%: −$8
• After-tax cash flow: $1,454/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 — Wichita

• Score: 72/100
• State rank: #100
• US rank: #5730

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wichita, KS
• City population: 365,168
• Population (ZIP): 9,178

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: White 43% Hispanic / Latino 19% Asian 16% Two or more races 16% Black 12%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 2% Serbian 1% Portuguese 1%
• Foreign-born: 18% · Vietnam, Canada, China
• Languages at home: 76% English-only · Spanish 12% Vietnamese 6% Other Asian/Pacific 3%

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: ▲ 77.21%
• Current HPI: 331.68
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+51.7% since first listed

66 events — show timeline

• 2026-06-18 Listed $91,000 SCKMLS as Distributed by MLS Grid
• 2026-03-27 Pending — SCKMLS as Distributed by MLS Grid
• 2026-03-07 Pending — SCKMLS as Distributed by MLS Grid
• 2026-03-02 Price Changed $90,000 SCKMLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $100,000 SCKMLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $105,000 SCKMLS as Distributed by MLS Grid
• 2026-01-22 Pending — SCKMLS as Distributed by MLS Grid
• 2026-01-07 Listed $110,000 SCKMLS as Distributed by MLS Grid
• 2025-12-23 Price Changed $119,900 SCKMLS as Distributed by MLS Grid
• 2025-12-09 Listed $75,000 SCKMLS as Distributed by MLS Grid
• 2025-11-12 Listed $124,900 SCKMLS as Distributed by MLS Grid
• 2025-02-28 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2025-01-23 Price Changed $129,500 SCKMLS as Distributed by MLS Grid
• 2025-01-13 Price Changed $132,500 SCKMLS as Distributed by MLS Grid
• 2024-12-30 Listed $137,500 SCKMLS as Distributed by MLS Grid
• 2024-09-20 Pending — SCKMLS as Distributed by MLS Grid
• 2024-09-15 Price Changed $79,900 SCKMLS as Distributed by MLS Grid
• 2024-09-10 Price Changed $89,900 SCKMLS as Distributed by MLS Grid
• 2024-08-16 Listed $96,900 SCKMLS as Distributed by MLS Grid
• 2022-10-31 Pending — SCKMLS as Distributed by MLS Grid
• 2022-10-25 Price Changed $113,000 SCKMLS as Distributed by MLS Grid
• 2022-10-21 Relisted — SCKMLS as Distributed by MLS Grid
• 2022-10-10 Pending — SCKMLS as Distributed by MLS Grid
• 2022-09-27 Listed $115,000 SCKMLS as Distributed by MLS Grid
• 2022-03-08 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2022-03-07 Listed $95,000 SCKMLS as Distributed by MLS Grid
• 2021-03-18 Listed $73,500 SCKMLS as Distributed by MLS Grid
• 2020-08-26 Listed $64,900 SCKMLS as Distributed by MLS Grid
• 2020-08-17 Listed $85,000 SCKMLS as Distributed by MLS Grid
• 2020-06-06 Listed $53,700 SCKMLS as Distributed by MLS Grid
• 2018-11-30 Listed $50,000 SCKMLS as Distributed by MLS Grid
• 2018-11-30 Listed $50,000 SCKMLS as Distributed by MLS Grid
• 2018-11-30 Listed $250,000 SCKMLS as Distributed by MLS Grid
• 2018-11-30 Listed $50,000 SCKMLS as Distributed by MLS Grid
• 2018-11-03 Listed $49,900 SCKMLS as Distributed by MLS Grid
• 2018-10-01 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2018-08-22 Listed $69,400 SCKMLS as Distributed by MLS Grid
• 2017-12-02 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2017-12-02 Listed $58,000 SCKMLS as Distributed by MLS Grid
• 2017-08-10 Listed $49,900 SCKMLS as Distributed by MLS Grid
• 2017-08-01 Listed $80,000 SCKMLS as Distributed by MLS Grid
• 2017-07-03 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2017-06-02 Listed $59,900 SCKMLS as Distributed by MLS Grid
• 2017-03-17 Listed $54,900 SCKMLS as Distributed by MLS Grid
• 2017-03-08 Listed $60,000 SCKMLS as Distributed by MLS Grid
• 2017-02-06 Listed $62,000 SCKMLS as Distributed by MLS Grid
• 2016-12-08 Listed $79,000 SCKMLS as Distributed by MLS Grid
• 2016-09-12 Listed $59,900 SCKMLS as Distributed by MLS Grid
• 2016-07-19 Listed $36,000 SCKMLS as Distributed by MLS Grid
• 2016-05-01 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2015-07-17 Listed $46,900 SCKMLS as Distributed by MLS Grid
• 2015-07-09 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2015-07-09 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2015-07-09 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2015-07-09 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2015-07-09 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2015-01-23 Listed $45,000 SCKMLS as Distributed by MLS Grid
• 2015-01-23 Listed $45,000 SCKMLS as Distributed by MLS Grid
• 2015-01-23 Listed $45,000 SCKMLS as Distributed by MLS Grid
• 2015-01-23 Listed $45,000 SCKMLS as Distributed by MLS Grid
• 2015-01-23 Listed $45,000 SCKMLS as Distributed by MLS Grid
• 2011-03-28 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2011-02-25 Listed $50,000 SCKMLS as Distributed by MLS Grid
• 2009-08-21 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2009-08-17 Listed $59,900 SCKMLS as Distributed by MLS Grid
• 2005-02-18 Listed $60,000 SCKMLS as Distributed by MLS Grid