253 Newton St Unit F-01 · Edwardsville, KS 66113

$25,300

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 61 Days on market

Built 2026 Poor condition

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +1.0/5.0

Listing remarks

* THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 2 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a playground, a basketball court, and community events, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Built 2026
• Listed 60 days

Property features AI

Finance

• Financial info: List price $24,800

Exterior

• Utilities: Natural gas; Central air
• Home design: Spec new-construction plan 93180; Address: 253 Newton St Unit F-01, Edwardsville, KS 66113
• Construction: Living area 1216

Interior

• Bedrooms: 3 bedrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 2 total bathrooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $25k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.
• Cap rate 43.0% vs local median 3.8% in Edwardsville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#289 in KS) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Bonner Springs (suburban): math 21% / reading 29% proficiency, ranked #131 of 169 in KS (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 active listings in the ZIP; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).

Forward outlook

• In year one you build about $934 of equity ($175 loan paydown + $759 appreciation (3.0% local appreciation)).
• Wyandotte County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $23,782 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 4.74% ✓
• Cap rate: 42.97%
• Cash-on-cash: 130.97%
• DSCR: 6.83
• GRM: 1.8

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: —
• Equity multiple: 8.38×
• Total profit: $52,310
• Equity at exit: $11,376

10-year hold

• IRR: —
• Equity multiple: 17.55×
• Total profit: $117,233
• Equity at exit: $17,532

Cash invested: $7,084 (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 66113

• Active inventory: 15
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$133
• Tax est. 1.5%: −$32 /mo · $380/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $773

Break-even live

Break-even rent $221

Max offer price $25,300

Occupancy floor 31%

Sensitivity live

Price	-10% $791	-5% $782	+0% $773	+5% $764	+10% $756
Rent	-10% $678	-5% $726	+0% $773	+5% $821	+10% $868
Rate	-1.0pp $786	-0.5pp $780	base $773	+0.5pp $767	+1.0pp $760

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: $6,325
• Closing costs: $759
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $25,300 Active 61 DOM
2. 2026-06-18
   days on market $25,300 Active 58 DOM
3. 2026-06-17
   days on market $25,300 Active 57 DOM
4. 2026-06-16
   days on market $25,300 Active 56 DOM
5. 2026-06-15
   days on market $25,300 Active 55 DOM
6. 2026-06-13
   days on market $25,300 Active 53 DOM
7. 2026-06-13
   days on market $25,300 Active 52 DOM
8. 2026-06-09
   days on market $25,300 Active 49 DOM
9. 2026-06-08
   days on market $25,300 Active 48 DOM
10. 2026-06-07
    days on market $25,300 Active 47 DOM
11. 2026-06-05
    days on market $25,300 Active 44 DOM
12. 2026-06-03
    days on market $25,300 Active 43 DOM
13. 2026-06-02
    days on market $25,300 Active 42 DOM
14. 2026-06-01
    pricedays on market $25,300 Active 41 DOM
15. 2026-05-31
    days on market $24,800 Active 40 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$1,417
• − Property taxes: −$380
• − Insurance: −$126
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$736
• Taxable income: $9,437
• Est. tax owed @ 24.0%: −$2,265
• After-tax cash flow: $7,013/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to its roof, exterior, flooring, interior walls, HVAC, and landscaping to become move-in ready and significantly increase its resale and rental value.

Repairs flagged

• Major roof — No visible roof in the satellite image.
• Major exterior — No visible exterior in the satellite image.
• Major flooring — No visible flooring in the satellite image.
• Major interior walls/paint — No visible interior walls/paint in the satellite image.
• Major HVAC/mechanicals — No visible HVAC/mechanicals in the satellite image.
• Major landscaping/curb appeal — No visible landscaping/curb appeal in the satellite image.

Value-add opportunities

• Both roof replacement — A new roof would significantly improve the home's appearance and functionality.
• Both exterior painting and siding repair — A fresh coat of paint and repairs to the siding would enhance curb appeal and value.
• Both flooring replacement — New flooring would improve the home's aesthetic and functionality.
• Both interior painting and repairs — Fresh paint and repairs to interior walls would improve the home's appearance and value.
• Both HVAC system replacement — A new HVAC system would improve comfort and energy efficiency.
• Both landscaping and curb appeal improvements — Landscaping and curb appeal improvements would enhance the home's overall appearance and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof in the satellite image.	Major	$15,000–50,000
exterior · No visible exterior in the satellite image.	Major	$15,000–50,000
flooring · No visible flooring in the satellite image.	Major	$15,000–50,000
interior walls/paint · No visible interior walls/paint in the satellite image.	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC/mechanicals in the satellite image.	Major	$15,000–50,000
landscaping/curb appeal · No visible landscaping/curb appeal in the satellite image.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both roof replacement — A new roof would significantly improve the home's appearance and functionality. ↑
• Both exterior painting and siding repair — A fresh coat of paint and repairs to the siding would enhance curb appeal and value. ↑
• Both flooring replacement — New flooring would improve the home's aesthetic and functionality. ↑
• Both interior painting and repairs — Fresh paint and repairs to interior walls would improve the home's appearance and value. ↑
• Both HVAC system replacement — A new HVAC system would improve comfort and energy efficiency. ↑
• Both landscaping and curb appeal improvements — Landscaping and curb appeal improvements would enhance the home's overall appearance and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bonner Springs
• NCES district ID: 2004050
• Math proficiency: 21% ▼ -7.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $56,480
• Composite: 22.65/100
• National rank: #8055
• State rank: #131 of 169 in KS

Livability — Edwardsville

• Score: 65/100
• State rank: #289
• US rank: #12913

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edwardsville, KS

Population outlook (Wyandotte County) Hauer SSP2

• Today (2025): 177,063 people
• By 2030: 183,212 · +3.5%
• By 2040: 195,697 · +10.5%
• By 2050: 207,897 · +17.4%
• By 2075: 236,169 · +33.4%
• By 2100: 255,790 · +44.5%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0