The Liliana Plan · Spring Hill, KS 66083

$448,500

4 bd · 2.0 ba · 2,050 sqft · SingleFamily · 26 Days on market

Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.4/30.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This elegant floor plan features a stone, stucco, and brick exterior with triple gables and a spacious front porch. Inside you'll find 10-foot ceilings in the entryway, living area, kitchen, and master suite. The open-concept floor plan and a corner fireplace in the heart of the home are a sure place to gather and relax. Additionally, the secluded master suite comes complete with a soaker tub, a separate shower, and his and her vanities. These photos are a representation of the Liliana. Selections may vary from this home and plans are subject to minor changes. Please schedule an appointment if you have any questions about this home or others.

Key facts

• Triple gables
• Spacious front porch
• 10 foot ceilings

Tags

• STONE STUCCO BRICK EXTERIOR
• TRIPLE GABLES
• SPACIOUS FRONT PORCH
• 10 FOOT CEILINGS
• OPEN CONCEPT FLOOR PLAN
• CORNER FIREPLACE

🏗️ New construction. The $448,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $515,177.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $448k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $354k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $309k (31.0% below list).
• Recommended offer: $309k (31.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#93 in KS) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Spring Hill (rural): math 40% / reading 47% proficiency, ranked #11 of 169 in KS (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Wolf Creek Elementary School (math 52% / reading 52%, grade C-, #131 of 684 statewide, top 23%, 303 students, 11% FRL); Spring Hill Middle School (math 24% / reading 33%, grade F, #89 of 219 statewide, top 40%, 471 students, 24% FRL); Spring Hill High School (math 27% / reading 47%, grade F, #26 of 327 statewide, top 8%, 983 students, 18% FRL) — zoned schools at 17% FRL track the district average.
• Market conditions: 638 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,969 units permitted in Johnson County in 2024 (1,066 in 5+ unit buildings).
• This rent runs 32% of the median local income ($117k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Johnson County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($442k) is reasonable based on typical stale-listing flexibility.

Recommended offer $309,419 (31.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.60% ✗
• Cap rate: 3.69%
• Cash-on-cash: -9.28%
• DSCR: 0.59
• GRM: 13.9

CMA / ARV

• ARV (median comp): $515,177
• List price: $448,500
• Delta: -12.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20677 Skyview Ln	0.30mi	3/2.5 (-1)	2,020 (-2%)	1mo	$449,990	$223	76
20518 Newcastle St	0.08mi	4/2.5	1,823 (-11%)	1mo	$388,802	$213	75
20640 Barker St	0.30mi	4/2.0	1,980 (-3%)	7mo	$421,825	$213	74
20620 Skyview Ln	0.30mi	4/2.0	1,980 (-3%)	10mo	$402,210	$203	72
18970 W 193rd Ter	0.41mi	4/2.5	2,167 (+6%)	0mo	$565,100	$261	69
18615 W 193rd St	0.19mi	3/2.0 (-1)	1,779 (-13%)	3mo	$589,950	$332	62
20664 Barker St	0.30mi	4/2.0	1,781 (-13%)	7mo	$396,665	$223	59
18526 W 194th Ter	0.18mi	4/3.5	2,323 (+13%)	9mo	$499,900	$215	56
20681 Barker St	0.30mi	4/2.0	1,781 (-13%)	13mo	$375,345	$211	54
19585 Barstow Cir	0.59mi	4/2.5	2,251 (+10%)	2mo	$455,177	$202	52
19517 Barstow St	0.69mi	4/2.5	2,173 (+6%)	10mo	$519,450	$239	48
19617 Barstow St	0.65mi	3/3.0 (-1)	2,357 (+15%)	13mo	$533,377	$226	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -32.8%
• Equity multiple: -0.07×
• Total profit: $-154,504
• Equity at exit: $76,815

10-year hold

• IRR: -39.1%
• Equity multiple: -0.57×
• Total profit: $-225,863
• Equity at exit: $44,543

Cash invested: $144,250 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 102 active · 58 under contract
• Months of supply: 19.7 mo (5%/mo absorbed)
• Median asking: $502,575 ($242/sqft)
• Median days on market: 46 d
• This list price: 39% of active listings are priced below it
• ARV vs active asking: +3.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 66083

• Home prices YoY: -32.9%
• Active inventory: 638
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $3,094 high
• Mortgage (P&I): −$2,702
• Tax est. 1.5%: −$644 /mo · $7,728/yr
• Insurance: −$215
• HOA: −$0
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $-1,116

Break-even live

Break-even rent $4,507

Max offer price $353,710

Occupancy floor —

Sensitivity live

Price	-10% $-760	-5% $-938	+0% $-1,116	+5% $-1,294	+10% $-1,472
Rent	-10% $-1,360	-5% $-1,238	+0% $-1,116	+5% $-994	+10% $-871
Rate	-1.0pp $-856	-0.5pp $-985	base $-1,116	+0.5pp $-1,249	+1.0pp $-1,385

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: $128,794
• Closing costs: $15,455
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19939 Cornice St Spring Hill, KS	3.0	2.0	1541	$2,595	$1.68	0d	1	0.93mi
19604 199th Ter Spring Hill, KS	4.0	3.5	2019	$2,800	$1.39	9d	1	0.95mi
19604 199th Ter Spring Hill, KS	4.0	3.5	2019	$2,800	$1.39	7d	1	0.95mi
19615 199th Ter Spring Hill, KS	4.0	3.5	2019	$2,995	$1.48	10d	1	0.97mi
19601 200th St Spring Hill, KS	4.0	3.5	2019	$3,045	$1.51	10d	1	1.00mi

Property features AI

Exterior

• Parking: Parking for 2 vehicles
• Home design: The Liliana plan
• Construction: Asphalt and composition roof

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heatingCentral air conditioning

Listing history 50 events

1. 2026-11-08
   days on market $448,500 Active 26 DOM
2. 2026-11-07
   days on market $448,500 Active 25 DOM
3. 2026-11-06
   days on market $448,500 Active 24 DOM
4. 2026-11-05
   days on market $448,500 Active 23 DOM
5. 2026-11-04
   days on market $448,500 Active 22 DOM
6. 2026-11-02
   days on market $448,500 Active 20 DOM
7. 2026-11-01
   days on market $448,500 Active 19 DOM
8. 2026-10-31
   days on market $448,500 Active 18 DOM
9. 2026-10-30
   days on market $448,500 Active 17 DOM
10. 2026-10-29
    days on market $448,500 Active 16 DOM
11. 2026-10-28
    days on market $448,500 Active 15 DOM
12. 2026-10-27
    days on market $448,500 Active 14 DOM
13. 2026-10-26
    days on market $448,500 Active 13 DOM
14. 2026-10-25
    days on market $448,500 Active 12 DOM
15. 2026-10-24
    days on market $448,500 Active 11 DOM
16. 2026-10-23
    days on market $448,500 Active 10 DOM
17. 2026-10-22
    days on market $448,500 Active 9 DOM
18. 2026-10-21
    days on market $448,500 Active 8 DOM
19. 2026-10-20
    days on market $448,500 Active 7 DOM
20. 2026-10-19
    days on market $448,500 Active 6 DOM
21. 2026-10-18
    days on market $448,500 Active 5 DOM
22. 2026-10-17
    days on market $448,500 Active 4 DOM
23. 2026-10-16
    days on market $448,500 Active 3 DOM
24. 2026-10-15
    days on market $448,500 Active 2 DOM
25. 2026-10-14
    days on marketlisting id $448,500 Active 1 DOM
26. 2026-10-13
    days on market $448,500 Active 195 DOM
27. 2026-10-12
    days on market $448,500 Active 194 DOM
28. 2026-10-11
    days on market $448,500 Active 193 DOM
29. 2026-10-10
    days on market $448,500 Active 192 DOM
30. 2026-10-09
    days on market $448,500 Active 191 DOM
31. 2026-10-08
    days on market $448,500 Active 190 DOM
32. 2026-10-07
    days on market $448,500 Active 189 DOM
33. 2026-10-06
    days on market $448,500 Active 188 DOM
34. 2026-10-05
    days on market $448,500 Active 187 DOM
35. 2026-10-04
    days on market $448,500 Active 186 DOM
36. 2026-10-03
    days on market $448,500 Active 185 DOM
37. 2026-10-02
    days on market $448,500 Active 184 DOM
38. 2026-10-01
    days on market $448,500 Active 183 DOM
39. 2026-09-30
    days on market $448,500 Active 182 DOM
40. 2026-09-29
    days on market $448,500 Active 181 DOM
41. 2026-09-28
    days on market $448,500 Active 180 DOM
42. 2026-09-27
    days on market $448,500 Active 179 DOM
43. 2026-09-25
    days on market $448,500 Active 177 DOM
44. 2026-09-24
    days on market $448,500 Active 176 DOM
45. 2026-09-23
    days on market $448,500 Active 175 DOM
46. 2026-09-22
    days on market $448,500 Active 174 DOM
47. 2026-09-21
    days on market $448,500 Active 173 DOM
48. 2026-09-20
    days on market $448,500 Active 172 DOM
49. 2026-09-19
    days on market $448,500 Active 171 DOM
50. 2026-09-18
    days on market $448,500 Active 170 DOM

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

Taxation est. · year 1

• Rental income: $37,130
• − Mortgage interest: −$28,858
• − Property taxes: −$7,728
• − Insurance: −$2,576
• − Repairs & maintenance: −$2,970
• − Management: −$2,970
• − Depreciation: −$14,987
• Taxable loss: −$22,959
• Est. tax savings @ 24.0%: +$5,510
• After-tax cash flow: $-7,880/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $10,250–$30,750 screening

This home is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, roof, exterior, flooring, interior walls/paint, and systems. The home is move-in ready with minor cosmetic repairs and maintenance needed. The highest-ROI updates that would raise its resale or rental value are painting the exterior and trimming the landscaping.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value ↑
• Both trim landscaping — improves curb appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Wolf Creek Elementary School C- KS #131/684 Nat'l #11,263/41,679 Middle Spring Hill Middle School F KS #89/219 Nat'l #9,410/14,009 High Spring Hill High School F KS #26/327 Nat'l #9,001/17,239

Schools (NCES district)

• District: Spring Hill
• NCES district ID: 2011850
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 47% ▲ 5.00%
• Median HH income: $80,172
• Composite: 40.26/100
• National rank: #3767
• State rank: #11 of 169 in KS

B Composite livability gradescore 73/100

Livability — Spring Hill

• Score: 73/100
• State rank: #93
• US rank: #5370

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Johnson County · 663,396 people
• City population: 13,011
• Metro: Kansas City, MO-KS
• Population (ZIP): 13,011
• Household income: $116,791
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 15% of renters

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Population outlook (Johnson County) Hauer SSP2

• Today (2025): 663,396 people
• By 2030: 702,585 · +5.9%
• By 2040: 775,386 · +16.9%
• By 2050: 841,772 · +26.9%
• By 2075: 994,137 · +49.9%
• By 2100: 1,073,036 · +61.7%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 5%
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

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Political lean MEDSL · Johnson

• 2024 margin: Lean D (+8.5) · D 53.4% · R 44.9% · Other 1.8%
• 2008→2024 swing: +17.5pp toward D · 2008: -9.0pp · 2024: 8.5pp
• All cycles: 2024: D+8.5 2020: D+8.2 2016: R+2.7 2012: R+17.8 2008: R+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.12%
• Current HPI: 265.6494
• Rent YoY: —
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Property features AI

Exterior

• Parking: Parking for 2 vehicles
• Home design: The Liliana plan
• Construction: Asphalt and composition roof

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heatingCentral air conditioning