12242 W Rosemary St · Maize, KS 67223

$211,900

3 bd · 2.0 ba · 1,368 sqft · MultiFamily · 106 Days on market

0.26 ac lot $90/mo HOA · 5% of rent

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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).

• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Explore these stunning new duplexes off 119th between 29th and 37th St. New Year's Special Deal! -- Seller will pay $5000 towards buyer's closing costs AND pay 1 Full Year of HOA dues..That's a savings of $90 per month for 2026!! "The Haven" plan offers a thoughtfully designed three bedroom, two bath layout with a two car garage and 1,368 square feet of living space on each side. Inside, a spacious living room welcomes you in, and the home has durable LVP flooring throughout. The kitchen features quartz countertops, a convenient walk-in pantry, stainless steel appliances, including a stove, microwave, dishwasher, and refrigerator, and a large eating bar. The master bedroom includes a generous walk-in closet and an en suite bath with a double vanity for added comfort. Relax outdoors on your patio, perfect for enjoying the fresh air. The fully fenced and landscaped yard adds to the appeal. The exterior showcases four feet of full brick on the front, complemented by durable smart lap siding. HOA dues are $90 per month and cover mowing, trash service, irrigation, and community amenities. Special taxes are estimated at $112 per month, based on a lot split survey. General and special taxes have not yet been fully assessed. Choose from three available floor plans in The Heights at Maize Addition. All information is deemed reliable but not guaranteed. Don’t miss your chance to make this incredible property your new home! (Please note that the photos are representative of another property, but the same plan.)

Key facts

• Quartz countertops
• Large eating bar
• Durable lvp flooring

Tags

• THOUGHTFULLY DESIGNED LAYOUT
• DURABLE LVP FLOORING
• QUARTZ COUNTERTOPS
• WALK-IN PANTRY
• STAINLESS STEEL APPLIANCES
• LARGE EATING BAR

Property features AI

Finance

• HOA & community: Association fee of $2,160; HOA initiation fee of $400; Association handles grounds care

Exterior

• Parking: Attached parking for 4 vehicles
• Utilities: Public water; Sewer available; Natural gas available
• Home design: Duplex
• Exterior features: Composition roof

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: Duplex with 2 total units
• Flooring: Other flooring
• Heating & cooling: Forced air heating; Natural gas heating; Electric cooling
• Interior features: Dishwasher; Disposal; Microwave; Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $212k.

Deal economics

• At list price, monthly cash flow is $-254 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (22.3% below list).
• Recommended offer: $165k (22.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#139 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• Maize (rural): math 36% / reading 45% proficiency, ranked #20 of 169 in KS (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Vermillion Elementary School (math 40% / reading 43%, grade F, #306 of 684 statewide, top 45%, 835 students, 25% FRL); Maize Middle School (math 25% / reading 37%, grade F, #62 of 219 statewide, top 28%, 734 students, 29% FRL); Maize Sr High (math 25% / reading 26%, grade F, #98 of 327 statewide, top 30%, 1,289 students, 26% FRL).
• Market conditions: 40 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $23k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Sedgwick County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $212k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $164,565 (22.3% 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. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.14%
• DSCR: 0.77
• GRM: 10.7

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: 20.6%
• Equity multiple: 2.67×
• Total profit: $99,288
• Equity at exit: $190,896

10-year hold

• IRR: 18.8%
• Equity multiple: 6.15×
• Total profit: $305,285
• Equity at exit: $411,675

Cash invested: $59,332 (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 67223

• Home prices YoY: 7.7%
• Active inventory: 40
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,646 high
• Mortgage (P&I): −$1,111
• Tax est. 1.5%: −$265 /mo · $3,178/yr
• Insurance: −$88
• HOA: −$90
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-254

Break-even live

Break-even rent $1,968

Max offer price $175,098

Occupancy floor —

Sensitivity live

Price	-10% $-108	-5% $-181	+0% $-254	+5% $-328	+10% $-401
Rent	-10% $-384	-5% $-319	+0% $-254	+5% $-189	+10% $-124
Rate	-1.0pp $-148	-0.5pp $-200	base $-254	+0.5pp $-309	+1.0pp $-365

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: $52,975
• Closing costs: $6,357
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12198 Northstar St Wichita, KS	3.0	2.0	1470	$1,795	$1.22	15d	1	0.04mi
12062 W Fennec St Wichita, KS	3.0	2.0	1182	$1,500	$1.27	25d	1	0.12mi
3700 N 119th St W Wichita, KS	3.0–5.0	2.0–3.0	1632	$1,500	$0.92	15d	1	0.21mi
12452 W Fennec St Wichita, KS	4.0	2.0	1376	$1,695	$1.23	23d	1	0.24mi
12438 W Blanford St Wichita, KS	4.0	2.0	1376	$1,745	$1.27	15d	1	0.26mi
12123 W Cora St Unit 12123 Cora Wichita, KS	3.0	2.0	1255	$1,495	$1.19	25d	1	0.45mi
3540 N Maize Rd Wichita, KS	1.0–3.0	1.0–2.0	1027	$1,616	$1.57	15d	13	1.32mi

HOA detail

• Monthly dues: $90 · $1,080/yr
• Likely covers: trash

Listing history 4 events

1. 2026-05-30
   pricestatusdays on marketlisting id $211,900 Pending 106 DOM
2. 2026-05-19
   status Pending 1541-char remark

   Show marketing remark (1541 chars)

   Explore these stunning new duplexes off 119th between 29th and 37th St. New Year's Special Deal! -- Seller will pay $5000 towards buyer's closing costs AND pay 1 Full Year of HOA dues..That's a savings of $90 per month for 2026!! "The Haven" plan offers a thoughtfully designed three bedroom, two bath layout with a two car garage and 1,368 square feet of living space on each side. Inside, a spacious living room welcomes you in, and the home has durable LVP flooring throughout. The kitchen features quartz countertops, a convenient walk-in pantry, stainless steel appliances, including a stove, microwave, dishwasher, and refrigerator, and a large eating bar. The master bedroom includes a generous walk-in closet and an en suite bath with a double vanity for added comfort. Relax outdoors on your patio, perfect for enjoying the fresh air. The fully fenced and landscaped yard adds to the appeal. The exterior showcases four feet of full brick on the front, complemented by durable smart lap siding. HOA dues are $90 per month and cover mowing, trash service, irrigation, and community amenities. Special taxes are estimated at $112 per month, based on a lot split survey. General and special taxes have not yet been fully assessed. Choose from three available floor plans in The Heights at Maize Addition. All information is deemed reliable but not guaranteed. Don’t miss your chance to make this incredible property your new home! (Please note that the photos are representative of another property, but the same plan.)

3. 2026-02-02
   listed $211,900 Active 1541-char remark

   Show marketing remark (1541 chars)

   Explore these stunning new duplexes off 119th between 29th and 37th St. New Year's Special Deal! -- Seller will pay $5000 towards buyer's closing costs AND pay 1 Full Year of HOA dues..That's a savings of $90 per month for 2026!! "The Haven" plan offers a thoughtfully designed three bedroom, two bath layout with a two car garage and 1,368 square feet of living space on each side. Inside, a spacious living room welcomes you in, and the home has durable LVP flooring throughout. The kitchen features quartz countertops, a convenient walk-in pantry, stainless steel appliances, including a stove, microwave, dishwasher, and refrigerator, and a large eating bar. The master bedroom includes a generous walk-in closet and an en suite bath with a double vanity for added comfort. Relax outdoors on your patio, perfect for enjoying the fresh air. The fully fenced and landscaped yard adds to the appeal. The exterior showcases four feet of full brick on the front, complemented by durable smart lap siding. HOA dues are $90 per month and cover mowing, trash service, irrigation, and community amenities. Special taxes are estimated at $112 per month, based on a lot split survey. General and special taxes have not yet been fully assessed. Choose from three available floor plans in The Heights at Maize Addition. All information is deemed reliable but not guaranteed. Don’t miss your chance to make this incredible property your new home! (Please note that the photos are representative of another property, but the same plan.)

4. 2026-02-02
   listed $423,800 Active

   Show marketing remark (1541 chars)

   Explore these stunning new duplexes off 119th between 29th and 37th St. New Year's Special Deal! -- Seller will pay $5000 towards buyer's closing costs AND pay 1 Full Year of HOA dues..That's a savings of $90 per month for 2026!! "The Haven" plan offers a thoughtfully designed three bedroom, two bath layout with a two car garage and 1,368 square feet of living space on each side. Inside, a spacious living room welcomes you in, and the home has durable LVP flooring throughout. The kitchen features quartz countertops, a convenient walk-in pantry, stainless steel appliances, including a stove, microwave, dishwasher, and refrigerator, and a large eating bar. The master bedroom includes a generous walk-in closet and an en suite bath with a double vanity for added comfort. Relax outdoors on your patio, perfect for enjoying the fresh air. The fully fenced and landscaped yard adds to the appeal. The exterior showcases four feet of full brick on the front, complemented by durable smart lap siding. HOA dues are $90 per month and cover mowing, trash service, irrigation, and community amenities. Special taxes are estimated at $112 per month, based on a lot split survey. General and special taxes have not yet been fully assessed. Choose from three available floor plans in The Heights at Maize Addition. All information is deemed reliable but not guaranteed. Don’t miss your chance to make this incredible property your new home! (Please note that the photos are representative of another property, but the same plan.)

ⓘ 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: $19,748
• − Mortgage interest: −$11,870
• − Property taxes: −$3,178
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − HOA: −$1,080
• − Depreciation: −$6,164
• Taxable loss: −$6,764
• Est. tax savings @ 24.0%: +$1,623
• After-tax cash flow: $-1,429/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: Maize
• NCES district ID: 2009140
• Math proficiency: 36% ▼ -6.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $87,686
• Composite: 38.48/100
• National rank: #4184
• State rank: #20 of 169 in KS

Livability — Maize

• Score: 71/100
• State rank: #139
• US rank: #6865

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maize, KS
• City population: 6,941
• Population (ZIP): 773

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: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 1%

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: ▲ 11.53%
• Current HPI: 160.75
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+100.0% since first listed

3 events — show timeline

• 2026-05-19 Pending — SCKMLS as Distributed by MLS Grid
• 2026-02-02 Listed $423,800 SCKMLS as Distributed by MLS Grid
• 2026-02-02 Listed $211,900 SCKMLS as Distributed by MLS Grid