10 Argon Dr · Goddard, KS 67052

$230,000

3 bd · 2.0 ba · 1,995 sqft · SingleFamily public records · 45 Days on market

Built 1980 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).

• Cash flow +12.5/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• 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

• Hot water heater
• Alarm system
• Vine-covered patio

Tags

• VINE-COVERED PATIO
• FENCED BACKYARD
• ALARM SYSTEM
• WATER PURIFICATION SYSTEM
• NEW ROOF
• HOT WATER HEATER

Property features AI

Exterior

• Parking: 2-car garage
• Security: Security system; Smoke detectors
• Utilities: Septic tank
• Home design: Single-family onsite-built home; One level
• Construction: Composition roof; Full foundation with cellar (no egress window)
• Exterior features: Patio (covered); Wood fencing

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning (electric); Forced air heating (natural gas)
• Interior features: Security system; Smoke detectors; Partially finished basement
• Laundry & utility: Washer and dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-32 ($-386/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (15.5% below list).
• Recommended offer: $194k (15.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#91 in KS) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety 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: 407 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 45 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $194,344 (15.5% 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. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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: 0.84% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• 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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-39,303
• Equity at exit: $34,294

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-36,799
• Equity at exit: $19,886

Cash invested: $64,400 (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 67052

• Home prices YoY: -17.1%
• Active inventory: 407
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,943 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$266 /mo · $3,186/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-32

Break-even live

Break-even rent $1,984

Max offer price $224,316

Occupancy floor 97%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $230,000 Active 45 DOM
2. 2026-06-17
   days on market $230,000 Active 44 DOM
3. 2026-06-16
   pricedays on market $230,000 Active 43 DOM
4. 2026-06-15
   days on market $240,000 Active 42 DOM
5. 2026-06-14
   days on market $240,000 Active 40 DOM
6. 2026-06-13
   days on market $240,000 Active 39 DOM
7. 2026-06-10
   days on market $240,000 Active 37 DOM
8. 2026-06-09
   days on market $240,000 Active 36 DOM
9. 2026-06-08
   days on market $240,000 Active 35 DOM
10. 2026-06-07
    days on market $240,000 Active 34 DOM
11. 2026-06-03
    days on market $240,000 Active 30 DOM
12. 2026-06-02
    days on market $240,000 Active 29 DOM
13. 2026-06-01
    days on market $240,000 Active 28 DOM
14. 2026-05-31
    days on market $240,000 Active 27 DOM
15. 2026-05-30
    days on market $240,000 Active 26 DOM
16. 2026-05-04
    listed $240,000 Active
17. 2025-03-05
    soldstatus
18. 2025-02-02
    status Pending
19. 2025-01-29
    status Active
20. 2025-01-29
    price $220,000
21. 2025-01-16
    status Pending
22. 2024-08-21
    price $232,000
23. 2024-07-09
    price $236,900
24. 2024-06-19
    listed $242,900 Active
25. 2022-01-14
    soldstatus
26. 2021-12-16
    listed $179,900
27. 2019-10-18
    soldstatus
28. 2019-07-13
    listed $134,900

ⓘ 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: $3,186 · $266/mo
• Projected year-2 tax: $3,243 · $270/mo
• Expected delta: +$57/yr (+$5/mo · 1.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,321
• − Mortgage interest: −$12,884
• − Property taxes: −$3,186
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − Depreciation: −$6,691
• Taxable loss: −$4,321
• Est. tax savings @ 24.0%: +$1,037
• After-tax cash flow: $651/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 — Goddard

• Score: 73/100
• State rank: #91
• US rank: #5252

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goddard, KS
• County: Sedgwick County · 432,957 people
• City population: 9,262
• Metro: Wichita, KS
• Population (ZIP): 9,262
• Household income: $103,148
• Rent vs Own: 14.9% rent · 85.1% own
• Severe rent burden: 43.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 2% Romanian 2% Lithuanian 2%
• Foreign-born: 1% · China, Canada
• Languages at home: 95% 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: ▼ -54.44%
• Current HPI: 264.1893
• Rent YoY: —
• Metro: Wichita, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+77.9% since first listed

13 events — show timeline

• 2026-05-04 Listed $240,000 SCKMLS as Distributed by MLS Grid
• 2025-03-05 Sold (Public Records) — Public Records
• 2025-02-02 Pending — SCKMLS as Distributed by MLS Grid
• 2025-01-29 Relisted — SCKMLS as Distributed by MLS Grid
• 2025-01-29 Price Changed $220,000 SCKMLS as Distributed by MLS Grid
• 2025-01-16 Pending — SCKMLS as Distributed by MLS Grid
• 2024-08-21 Price Changed $232,000 SCKMLS as Distributed by MLS Grid
• 2024-07-09 Price Changed $236,900 SCKMLS as Distributed by MLS Grid
• 2024-06-19 Listed $242,900 SCKMLS as Distributed by MLS Grid
• 2022-01-14 Sold (Public Records) — Public Records
• 2021-12-16 Listed $179,900 SCKMLS as Distributed by MLS Grid
• 2019-10-18 Sold (Public Records) — Public Records
• 2019-07-13 Listed $134,900 SCKMLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2025): $3,186 · +13.0% YoY. Source: county tax records.