2244 S Rutledge St · Wichita, KS 67209

$254,900

4 bd · 2.0 ba · 1,834 sqft · SingleFamily public records · 4 Days on market

Built 1997 8,276 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 +13.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Wood flooring
• Newer appliances
• Generous dining area

Tags

• GODDARD SCHOOL DISTRICT
• WOOD FLOORING
• VAULTED CEILINGS
• COZY FIREPLACE
• NEWER APPLIANCES
• GENEROUS DINING AREA

Property features AI

Finance

• Other: Property located in Sedgwick County

Exterior

• Parking: 2-car garage
• Utilities: Public sewer available; Natural gas available; Public utilities
• Home design: Single-family onsite-built property; Bi-level layout
• Construction: Composition roof; Full foundation with view-out basement
• Exterior features: Bi-level design; Covered deck; Wood fencing; Outbuilding on the property; Storm windows

Interior

• Kitchen: Range; Microwave; Dishwasher; Disposal
• Bedrooms: Bedrooms present (details not specified)
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Finished basement; Gas-started fireplace insert in the living room; Disposal; Microwave; Range; Dishwasher
• Laundry & utility: Separate lower-level laundry room with 220V equipment

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $21 ($254/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 $215k (15.5% below list).
• Recommended offer: $215k (15.5% 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.
• Goddard (rural): math 38% / reading 46% proficiency, ranked #18 of 169 in KS (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Clark Davidson Elem (math 47% / reading 52%, grade D, #165 of 684 statewide, top 28%, 424 students, 36% FRL); Goddard Middle School (math 26% / reading 32%, grade F, #85 of 219 statewide, top 40%, 493 students, 30% FRL); Goddard High (math 22% / reading 27%, grade F, #105 of 327 statewide, top 49%, 948 students, 31% FRL) — zoned schools average 32% FRL vs 17% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 32 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,613 units permitted in Sedgwick County in 2024 (258 in 5+ unit buildings).
• This rent runs 33% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,287 (15.5% below list)

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. 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: 0.84% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-39,975
• Equity at exit: $38,006

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-33,148
• Equity at exit: $22,039

Cash invested: $71,372 (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 67209

• Home prices YoY: -20.9%
• Active inventory: 32
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,153 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$237 /mo · $2,840/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $21

Break-even live

Break-even rent $2,126

Max offer price $254,900

Occupancy floor 94%

Sensitivity live

Price	-10% $165	-5% $93	+0% $21	+5% $-51	+10% $-123
Rent	-10% $-149	-5% $-64	+0% $21	+5% $106	+10% $191
Rate	-1.0pp $150	-0.5pp $86	base $21	+0.5pp $-45	+1.0pp $-112

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11117 W Grant St Wichita, KS	4.0	3.0	2116	$2,095	$0.99	25d	1	0.11mi
1717 S Hickory Creek St Wichita, KS	4.0	2.0	1355	$1,595	$1.18	25d	1	1.39mi

Listing history 3 events

1. 2026-06-21
   statusdays on market $254,900 Pending 4 DOM
2. 2026-06-18
   days on market $254,900 Active 2 DOM
3. 2026-06-16
   listed $254,900 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: $2,840 · $237/mo
• Projected year-2 tax: $3,594 · $300/mo
• Expected delta: +$754/yr (+$63/mo · 26.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,834
• − Mortgage interest: −$14,278
• − Property taxes: −$2,840
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − Depreciation: −$7,415
• Taxable loss: −$4,107
• Est. tax savings @ 24.0%: +$986
• After-tax cash flow: $1,240/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: Goddard
• NCES district ID: 2006540
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $80,167
• Composite: 39.01/100
• National rank: #4067
• State rank: #18 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
• County: Sedgwick County · 432,957 people
• City population: 365,168
• Metro: Wichita, KS
• Population (ZIP): 13,289
• Household income: $77,940
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 290.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 12% Two or more races 9% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 6% Vietnamese 2%

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: ▼ -64.55%
• Current HPI: 243.8556
• Rent YoY: —
• Metro: Wichita, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+82.2% since first listed

5 events — show timeline

• 2026-06-16 Listed $254,900 SCKMLS as Distributed by MLS Grid
• 2019-07-10 Sold (Public Records) — Public Records
• 2019-05-29 Listed $169,500 SCKMLS as Distributed by MLS Grid
• 2009-10-08 Sold (Public Records) — Public Records
• 2009-08-17 Listed $139,900 SCKMLS as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2025): $2,840 · +12.5% YoY. Source: county tax records.