1117 E Redwood Rd · Derby, KS 67037

$189,900

3 bd · 1.5 ba · 1,560 sqft · SingleFamily public records · 12 Days on market

Built 1979 6,534 sqft lot $5/mo HOA

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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 +14.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +3.8/10.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Modern updates
• Recent renovations
• Open concept layout

Tags

• MODERN UPDATES
• SOARING VAULTED CEILINGS
• OPEN CONCEPT LAYOUT
• ABUNDANT STORAGE OPTIONS
• RECENT RENOVATIONS
• WALKING DISTANCE TO RILEY PARK

Property features AI

Finance

• HOA & community: Has association with a $60 fee

Exterior

• Parking: Detached 2-car garage
• Utilities: Natural gas available; Public water; Sewer available
• Home design: Duplex
• Construction: Composition roof; No foundation details listed
• Exterior features: Two levels; Patio; Wood fencing

Interior

• Kitchen: Includes dishwasher, range, refrigerator, and disposal
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central electric air conditioning
• Interior features: Dishwasher, Disposal, Range, Refrigerator; Wood-burning fireplace in the living room; No basement
• Laundry & utility: Laundry located on the upper level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $50 ($600/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 $167k (12.3% below list).
• Recommended offer: $167k (12.3% 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: Swaney Elem (math 32% / reading 47%, grade F, #321 of 684 statewide, top 52%, 372 students, 60% 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) — zoned schools average 50% FRL vs 34% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 282 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); solid renter incomes; 2,613 units permitted in Sedgwick County in 2024 (258 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Sedgwick County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,574 (12.3% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.88% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.93% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.54×
• Total profit: $-24,292
• Equity at exit: $28,315

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-2,990
• Equity at exit: $16,419

Cash invested: $53,172 (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

• Rents YoY: 4.9%
• Active inventory: 282
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,666 high
• Mortgage (P&I): −$996
• Tax from tax record: −$186 /mo · $2,231/yr
• Insurance: −$79
• HOA: −$5
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $50

Break-even live

Break-even rent $1,602

Max offer price $189,900

Occupancy floor 92%

Sensitivity live

Price	-10% $158	-5% $104	+0% $50	+5% $-4	+10% $-57
Rent	-10% $-82	-5% $-16	+0% $50	+5% $116	+10% $182
Rate	-1.0pp $146	-0.5pp $98	base $50	+0.5pp $1	+1.0pp $-49

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1111 E Redwood Rd Derby, KS	3.0	1.5	1660	$1,595	$0.96	15d	1	0.03mi
1804 E Osage Rd Derby, KS	1.0–3.0	1.0–1.5	995	$1,475	$1.48	15d	5	0.72mi
715 N Kokomo Ave Derby, KS	3.0	2.0	1168	$1,395	$1.19	15d	1	0.92mi
1778 E Cloverbrook Ct Derby, KS	3.0	2.0	1150	$1,575	$1.37	15d	1	1.29mi
1736 Decarsky Ct Derby, KS	3.0	2.0	1150	$1,750	$1.52	15d	1	1.31mi
1100 N Baltimore Ave Unit 5 Derby, KS	2.0	1.5	1050	$1,800	$1.71	25d	1	1.35mi
1100 N Baltimore Ave Unit 9 Derby, KS	2.0	1.5	1150	$1,600	$1.39	25d	1	1.35mi

HOA detail

• Monthly dues: $5 · $60/yr

Listing history 20 events

1. 2026-06-07
   statusdays on market $189,900 Pending 12 DOM
2. 2026-06-03
   days on market $189,900 Active 11 DOM
3. 2026-06-02
   days on market $189,900 Active 10 DOM
4. 2026-06-01
   days on market $189,900 Active 9 DOM
5. 2026-05-31
   days on market $189,900 Active 8 DOM
6. 2026-05-30
   days on market $189,900 Active 7 DOM
7. 2026-05-23
   listed $189,900 Active
8. 2024-08-19
   soldstatus
9. 2024-07-18
   status Pending
10. 2024-07-12
    price $151,900
11. 2024-07-10
    status Active
12. 2024-06-18
    status Pending
13. 2024-06-12
    listed $152,900 Active
14. 2017-01-04
    soldstatus
15. 2016-11-08
    listed $103,900
16. 2009-08-10
    soldstatus
17. 2009-05-31
    listed $92,900
18. 2009-05-31
    historical
19. 2009-02-09
    listed $95,900
20. 2005-10-03
    listed $89,900

ⓘ 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: $2,231 · $186/mo
• Projected year-2 tax: $2,678 · $223/mo
• Expected delta: +$447/yr (+$37/mo · 20.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 17 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: $19,989
• − Mortgage interest: −$10,637
• − Property taxes: −$2,231
• − Insurance: −$950
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − HOA: −$60
• − Depreciation: −$5,524
• Taxable loss: −$2,612
• Est. tax savings @ 24.0%: +$627
• After-tax cash flow: $1,227/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
• County: Sedgwick County · 432,957 people
• City population: 30,278
• Metro: Wichita, KS
• Population (ZIP): 30,278
• Household income: $85,541
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 397.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 10% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4%

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: ▼ -186.65%
• Current HPI: 217.1231
• Rent YoY: ▲ 4.93%
• Metro: Wichita, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+111.2% since first listed

14 events — show timeline

• 2026-05-23 Listed $189,900 SCKMLS as Distributed by MLS Grid
• 2024-08-19 Sold (Public Records) — Public Records
• 2024-07-18 Pending — SCKMLS as Distributed by MLS Grid
• 2024-07-12 Price Changed $151,900 SCKMLS as Distributed by MLS Grid
• 2024-07-10 Relisted — SCKMLS as Distributed by MLS Grid
• 2024-06-18 Pending — SCKMLS as Distributed by MLS Grid
• 2024-06-12 Listed $152,900 SCKMLS as Distributed by MLS Grid
• 2017-01-04 Sold (Public Records) — Public Records
• 2016-11-08 Listed $103,900 SCKMLS as Distributed by MLS Grid
• 2009-08-10 Sold (Public Records) — Public Records
• 2009-05-31 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2009-05-31 Listed $92,900 SCKMLS as Distributed by MLS Grid
• 2009-02-09 Listed $95,900 SCKMLS as Distributed by MLS Grid
• 2005-10-03 Listed $89,900 SCKMLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $2,231 · +12.8% YoY. Source: county tax records.