211 Allison St · Newton, KS 67114

$130,000

4 bd · 1.0 ba · 1,646 sqft · SingleFamily public records · 119 Days on market

Built 1900 7,405 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 +13.7/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• DSCR +4.2/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Key facts

• Updated windows
• Classic front porch
• 7,405 sq ft lot

Tags

• CLASSIC FRONT PORCH
• LARGE FUNCTIONAL ISLAND
• DEDICATED MAIN FLOOR LAUNDRY
• CENTRALLY LOCATED BATHROOM
• SPACIOUS FOURTH BEDROOM
• UPDATED WINDOWS

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Sewer available; Natural gas available
• Home design: Single-family onsite built; Two-story
• Construction: Composition roof; Cellar foundation
• Exterior features: Two levels; Chain link and wood fencing; Patio; Outdoor storage

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Range
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Cellar basement; Storm doors; Storm windows; Patio; Storage structure
• Laundry & utility: Washer; Dryer; Main-floor laundry in a separate room with 220V outlet

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $10 ($124/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 $118k (9.1% below list).
• Recommended offer: $118k (9.1% below list) — sets the bar for 1% rule.

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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $118,222 (9.1% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 9.2

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: -10.1%
• Equity multiple: 0.61×
• Total profit: $-14,125
• Equity at exit: $19,383

10-year hold

• IRR: 5.2%
• Equity multiple: 1.47×
• Total profit: $17,121
• Equity at exit: $11,240

Cash invested: $36,400 (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 67114

• Rents YoY: 18.1%
• Active inventory: 131
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$188 /mo · $2,252/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $10

Break-even live

Break-even rent $1,169

Max offer price $130,000

Occupancy floor 94%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Allison St Newton, KS	3.0	1.0	1252	$1,100	$0.88	23d	1	0.09mi
504 E 10th St Newton, KS	3.0	1.0	1066	$1,100	$1.03	14d	1	1.07mi
1501 Old Main St Newton, KS	1.0–3.0	1.0–2.0	890	$1,320	$1.48	14d	16	1.13mi

Listing history 6 events

1. 2026-05-30
   status $130,000 Pending 119 DOM
2. 2026-04-03
   price $130,000
3. 2026-02-07
   price $135,000
4. 2026-01-30
   listed $140,000 Active
5. 2021-10-20
   listed $75,000
6. 2013-01-17
   listed $65,000

ⓘ 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: $2,252 · $188/mo
• Projected year-2 tax: $2,252 · $188/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 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: $14,187
• − Mortgage interest: −$7,282
• − Property taxes: −$2,252
• − Insurance: −$650
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$3,782
• Taxable loss: −$2,049
• Est. tax savings @ 24.0%: +$492
• After-tax cash flow: $616/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

+100.0% since first listed

5 events — show timeline

• 2026-04-03 Price Changed $130,000 SCKMLS as Distributed by MLS Grid
• 2026-02-07 Price Changed $135,000 SCKMLS as Distributed by MLS Grid
• 2026-01-30 Listed $140,000 SCKMLS as Distributed by MLS Grid
• 2021-10-20 Listed $75,000 SCKMLS as Distributed by MLS Grid
• 2013-01-17 Listed $65,000 SCKMLS as Distributed by MLS Grid

Property tax history

+7.4%/yr

Latest (2025): $2,252 · +6.7% YoY. Source: county tax records.