4501-4503 N Sandplum St · Wichita, KS 67205

$368,000

6 bd · 4.0 ba · 2,332 sqft · MultiFamily public records · 169 Days on market

Built 2023 0.28 ac lot $150/mo HOA · 9% of rent

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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 +9.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• Schools +3.8/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Key facts

• Modern finishes
• Walk in pantry
• Corner lot

Tags

• CORNER LOT
• FUNCTIONAL SPLIT FLOOR DESIGN
• MODERN FINISHES
• WALK IN PANTRY
• OUTDOOR COVERED PATIO
• ROD IRON FENCED BACKYARDS

Property features AI

Finance

• Financial info: Owner pays: None
• HOA & community: Has association; Association fee $1,800; HOA initiation fee $500

Exterior

• Parking: 6 parking spaces total; On-street parking; Attached parking; More than 2 spaces per unit
• Security: Fire alarm; Smoke detectors
• Utilities: Natural gas available; Sewer available; Public water
• Home design: Duplex
• Construction: Composition roof
• Exterior features: Fire alarm; Playground access; Smoke detectors

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: Duplex with 2 total units
• Flooring: Wood floors
• Heating & cooling: Electric cooling; Electric heating; Natural gas heating
• Interior features: Dishwasher; Disposal; Microwave; Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $368k.

Deal economics

• At list price, monthly cash flow is $-242 ($-3k/yr) — negative. Per door: $-121/mo.
• To cash-flow at today's rent, offer at most $325k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $336k (8.7% below list).
• Recommended offer: $324k (12.0% below list) — sets the bar for market timing.

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.
• Maize (rural): math 36% / reading 45% proficiency, ranked #20 of 169 in KS (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Maize Middle School (math 25% / reading 37%, grade F, #62 of 219 statewide, top 28%, 734 students, 29% FRL); Maize Sr High (math 25% / reading 26%, grade F, #98 of 327 statewide, top 30%, 1,289 students, 26% FRL).
• Zoned-school proficiency averages 28% at this address vs 40% district-wide (-12 pts) — the specific schools serving this property underperform the Maize average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.4%/yr); 206 active listings in the ZIP; high-income renter base; 2,613 units permitted in Sedgwick County in 2024 (258 in 5+ unit buildings).
• This rent runs 33% of the median local income ($121k/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 $3k of loan paydown is wiped out by about $11k 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 169 days — a 12% lower offer ($324k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $323,840 (12.0% 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 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.82%
• DSCR: 0.87
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.36% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.32×
• Total profit: $-70,129
• Equity at exit: $54,870

10-year hold

• IRR: -8.8%
• Equity multiple: 0.42×
• Total profit: $-60,181
• Equity at exit: $31,818

Cash invested: $103,040 (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 67205

• Home prices YoY: -18.9%
• Rents YoY: 4.4%
• Active inventory: 206
• Price-to-rent: 18.3×

Monthly cashflow live

• Estimated rent: $3,360 medium
• Mortgage (P&I): −$1,930
• Tax from tax record: −$663 /mo · $7,961/yr
• Insurance: −$153
• HOA: −$150
• Vacancy / Maint / Mgmt: −$706
• Net cashflow: $-242

Break-even live

Break-even rent $3,667

Max offer price $325,218

Occupancy floor —

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,360
Total (2 units)			$3,360

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: $92,000
• Closing costs: $11,040
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 24 events

1. 2026-06-18
   days on market $368,000 Active 169 DOM
2. 2026-06-17
   days on market $368,000 Active 168 DOM
3. 2026-06-16
   days on market $368,000 Active 167 DOM
4. 2026-06-15
   days on market $368,000 Active 166 DOM
5. 2026-06-14
   days on market $368,000 Active 164 DOM
6. 2026-06-13
   days on market $368,000 Active 163 DOM
7. 2026-06-10
   days on market $368,000 Active 161 DOM
8. 2026-06-09
   days on market $368,000 Active 160 DOM
9. 2026-06-08
   days on market $368,000 Active 159 DOM
10. 2026-06-07
    days on market $368,000 Active 158 DOM
11. 2026-06-05
    days on market $368,000 Active 155 DOM
12. 2026-06-03
    days on market $368,000 Active 154 DOM
13. 2026-06-02
    days on market $368,000 Active 153 DOM
14. 2026-06-01
    days on market $368,000 Active 152 DOM
15. 2026-05-31
    days on market $368,000 Active 151 DOM
16. 2026-05-30
    days on market $368,000 Active 150 DOM
17. 2026-04-29
    price $368,000
18. 2026-04-18
    price $371,000
19. 2026-04-10
    price $372,000
20. 2026-04-04
    price $373,000
21. 2026-02-27
    price $374,000
22. 2025-12-31
    listed $375,000 Active
23. 2025-12-11
    historical $1,495
24. 2025-11-18
    listed $1,495

ⓘ 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: $7,961 · $663/mo
• Projected year-2 tax: $7,961 · $663/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,320
• − Mortgage interest: −$20,614
• − Property taxes: −$7,961
• − Insurance: −$1,840
• − Repairs & maintenance: −$3,226
• − Management: −$3,226
• − HOA: −$1,800
• − Depreciation: −$10,705
• Taxable loss: −$9,051
• Est. tax savings @ 24.0%: +$2,172
• After-tax cash flow: $-734/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: Maize
• NCES district ID: 2009140
• Math proficiency: 36% ▼ -6.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $87,686
• Composite: 38.48/100
• National rank: #4184
• State rank: #20 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): 20,098
• Household income: $121,245
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 385.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 4% Salvadoran 1%
• Common ancestry: Lithuanian 4% Italian 3% Iranian 2%
• Foreign-born: 4% · Canada, Vietnam, Dominican Republic
• Languages at home: 94% English-only · Spanish 3% Vietnamese 1% Chinese 0%

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: ▼ -48.67%
• Current HPI: 209.3886
• Rent YoY: ▲ 4.36%
• Metro: Wichita, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+24515.4% since first listed

8 events — show timeline

• 2026-04-29 Price Changed $368,000 SCKMLS as Distributed by MLS Grid
• 2026-04-18 Price Changed $371,000 SCKMLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $372,000 SCKMLS as Distributed by MLS Grid
• 2026-04-04 Price Changed $373,000 SCKMLS as Distributed by MLS Grid
• 2026-02-27 Price Changed $374,000 SCKMLS as Distributed by MLS Grid
• 2025-12-31 Listed $375,000 SCKMLS as Distributed by MLS Grid
• 2025-12-11 Rental Removed $1,495 APPFOLIO
• 2025-11-18 Listed for Rent $1,495 APPFOLIO

Property tax history

+168.8%/yr

Latest (2025): $7,961 · +66.6% YoY. Source: county tax records.