2405 S Cooper St · Wichita, KS 67210

$125,000

2 bd · 2.0 ba · 1,276 sqft · SingleFamily public records · 10 Days on market

Built 1983

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Why this score? — see what drove the C+ 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 +20.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +6.4/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• New water heater
• Updated paint
• Hoa covers pool

Tags

• NEW HVAC SYSTEM
• NEW WINDOWS
• NEW WATER HEATER
• UPDATED PAINT
• GENEROUS LIVING SPACE
• HOA COVERS POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

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+, schools F, crime 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.
• Market conditions: 44 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Sedgwick County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 25y 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 $125,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.14% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 7.3

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: 28.6%
• Equity multiple: 3.26×
• Total profit: $79,182
• Equity at exit: $112,610

10-year hold

• IRR: 24.9%
• Equity multiple: 7.42×
• Total profit: $224,654
• Equity at exit: $242,848

Cash invested: $35,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,422 high
• Mortgage (P&I): −$656
• Tax from tax record: −$243 /mo · $2,912/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $173

Break-even live

Break-even rent $1,203

Max offer price $125,000

Occupancy floor 83%

Sensitivity live

Price	-10% $244	-5% $209	+0% $173	+5% $138	+10% $102
Rent	-10% $61	-5% $117	+0% $173	+5% $229	+10% $286
Rate	-1.0pp $236	-0.5pp $205	base $173	+0.5pp $141	+1.0pp $108

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9922 E Kinkaid Cir Wichita, KS	3.0	2.0	1642	$1,575	$0.96	24d	1	0.44mi
9724 E Annabelle St Wichita, KS	3.0	2.0	1300	$1,750	$1.35	24d	1	0.50mi
9602 E Annabelle Cir Wichita, KS	3.0	2.0	1300	$1,750	$1.35	24d	1	0.50mi
2160 S Thatcher Ct Wichita, KS	3.0	2.0	1250	$1,395	$1.12	24d	1	0.51mi
2303 S White Oak Dr Unit 1 Wichita, KS	2.0	1.5	1200	$1,100	$0.92	24d	1	0.54mi
2200 S Rock Rd Wichita, KS	1.0–2.0	1.0–2.0	942	$1,170	$1.24	14d	20	0.79mi
9211 E Harry St Wichita, KS	1.0–2.0	1.0–2.0	817	$935	$1.14	21d	1	0.98mi
1770 S Rock Rd Wichita, KS	1.0–2.0	1.0–1.5	785	$1,095	$1.39	14d	9	1.08mi
10010 E Boston St Wichita, KS	2.0	1.0–1.5	888	$1,060	$1.19	14d	8	1.23mi

Listing history 7 events

1. 2026-06-18
   days on market $125,000 Active 10 DOM
2. 2026-06-17
   days on market $125,000 Active 9 DOM
3. 2026-06-16
   days on market $125,000 Active 8 DOM
4. 2026-06-15
   days on market $125,000 Active 7 DOM
5. 2026-06-14
   days on market $125,000 Active 5 DOM
6. 2026-06-10
   days on market $125,000 Active 2 DOM
7. 2026-06-09
   listed $125,000 Active 1 DOM

ⓘ 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: $2,912 · $243/mo
• Projected year-2 tax: $2,912 · $243/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 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: $17,065
• − Mortgage interest: −$7,002
• − Property taxes: −$2,912
• − Insurance: −$625
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$3,636
• Taxable income: $159
• Est. tax owed @ 24.0%: −$38
• After-tax cash flow: $2,040/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

-0.7% since first listed

7 events — show timeline

• 2026-06-09 Listed $125,000 FSBO.com
• 2024-12-17 Rental Removed $975 RENTALBEAST
• 2024-12-07 Listed for Rent $995 RENTALBEAST
• 2024-11-17 Rental Removed $1,025 RENTALBEAST
• 2024-11-15 Listed for Rent $1,025 RENTALBEAST
• 2003-12-25 Listed $122,500 SCKMLS as Distributed by MLS Grid
• 2001-01-02 Listed $125,900 SCKMLS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $2,912 · -1.3% YoY. Source: county tax records.