2463 S Dalton St · Wichita, KS 67210

$255,000

4 bd · 3.0 ba · 1,705 sqft · SingleFamily public records · 13 Days on market

Built 1981 7,840 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.7/10.0

Key facts

• Quartz countertops
• White subway tile
• 7,840 sq ft lot

Tags

• SOUTHEAST WICHITA RESIDENCE
• DERBY SCHOOL DISTRICT
• OPEN-CONCEPT FLOOR PLAN
• QUARTZ COUNTERTOPS
• WHITE SUBWAY TILE
• STAINLESS-STEEL APPLIANCES

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Sewer available; Natural gas available
• Home design: Bi-level single-family home
• Construction: Composition roof; Full foundation
• Exterior features: Deck; Wood fencing; View out foundation

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Disposal
• Flooring: Laminate flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Finished basement; Wood-burning fireplace in the rec room/den with gas starter and glass doors; Storage space
• Laundry & utility: Laundry room on lower level (separate room)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-444 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (30.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (36.2% below list).
• Recommended offer: $163k (36.2% below list) — sets the bar for 1% rule.

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: Wineteer Elem (math 42% / reading 52%, grade D-, #200 of 684 statewide, top 33%, 391 students, 53% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $27k of equity ($2k loan paydown + $26k 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 ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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 $162,711 (36.2% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.64% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.47%
• DSCR: 0.67
• GRM: 13.1

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: 19.0%
• Equity multiple: 2.55×
• Total profit: $110,588
• Equity at exit: $229,724

10-year hold

• IRR: 17.6%
• Equity multiple: 5.87×
• Total profit: $347,926
• Equity at exit: $495,409

Cash invested: $71,400 (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 67210

• Home prices YoY: 30.3%
• Active inventory: 44
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,627 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$286 /mo · $3,434/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-444

Break-even live

Break-even rent $2,189

Max offer price $176,518

Occupancy floor —

Sensitivity live

Price	-10% $-300	-5% $-372	+0% $-444	+5% $-516	+10% $-589
Rent	-10% $-573	-5% $-509	+0% $-444	+5% $-380	+10% $-316
Rate	-1.0pp $-316	-0.5pp $-379	base $-444	+0.5pp $-510	+1.0pp $-578

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9369 E Wassall Ct Unit 9369 Wassall Wichita, KS	4.0	2.0	1380	$1,695	$1.23	25d	1	0.47mi
9922 E Kinkaid Cir Wichita, KS	3.0	2.0	1642	$1,575	$0.96	25d	1	0.80mi
9724 E Annabelle St Wichita, KS	3.0	2.0	1300	$1,750	$1.35	25d	1	0.84mi
9602 E Annabelle Cir Wichita, KS	3.0	2.0	1300	$1,750	$1.35	25d	1	0.84mi
2160 S Thatcher Ct Wichita, KS	3.0	2.0	1250	$1,395	$1.12	25d	1	0.86mi
8124 E 34th Ct S Wichita, KS	3.0	2.0	1190	$1,495	$1.26	25d	1	1.25mi
8188 E 34th Ct S Wichita, KS	3.0	2.0	1200	$1,425	$1.19	25d	1	1.28mi
10528 E Kinkaid Ave Eastborough, KS	4.0	3.0	2100	$1,795	$0.85	25d	1	1.30mi

Listing history 9 events

1. 2026-04-22
   status Pending
2. 2026-04-18
   price $255,000
3. 2026-04-09
   listed $265,000 Active
4. 2022-02-23
   soldstatus
5. 2022-01-21
   historical
6. 2022-01-19
   listed $210,000
7. 2018-12-14
   soldstatus
8. 2018-11-01
   listed $164,900
9. 2018-06-13
   listed $96,000

ⓘ 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: $3,434 · $286/mo
• Projected year-2 tax: $3,596 · $300/mo
• Expected delta: +$161/yr (+$13/mo · 4.7%)

ⓘ 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 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: $19,525
• − Mortgage interest: −$14,284
• − Property taxes: −$3,434
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$7,418
• Taxable loss: −$10,010
• Est. tax savings @ 24.0%: +$2,402
• After-tax cash flow: $-2,929/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

+165.6% since first listed

9 events — show timeline

• 2026-04-22 Pending — SCKMLS as Distributed by MLS Grid
• 2026-04-18 Price Changed $255,000 SCKMLS as Distributed by MLS Grid
• 2026-04-09 Listed $265,000 SCKMLS as Distributed by MLS Grid
• 2022-02-23 Sold (Public Records) — Public Records
• 2022-01-21 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2022-01-19 Listed $210,000 SCKMLS as Distributed by MLS Grid
• 2018-12-14 Sold (Public Records) — Public Records
• 2018-11-01 Listed $164,900 SCKMLS as Distributed by MLS Grid
• 2018-06-13 Listed $96,000 SCKMLS as Distributed by MLS Grid

Property tax history

+7.8%/yr

Latest (2025): $3,434 · +10.2% YoY. Source: county tax records.