RC Fenway Plan · Spring Hill, KS 66083

$346,490

3 bd · 2.0 ba · 1,446 sqft · SingleFamily · 156 Days on market

Good condition 2-car garage

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.8/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This convenient single-story plan opens to a sprawling family room with shared access to the modern kitchen and dining area, ideal for seamless modern living. A rear covered patio expands the layout for outdoor activities. At the opposite side of the home, all three bedrooms enjoy peace and privacy, including the tranquil owner's suite with an attached bathroom. A two-car garage rounds out the layout.

Key facts

• Dining area
• Rear covered patio
• Single-story plan

Tags

• SINGLE-STORY PLAN
• SPRAWLING FAMILY ROOM
• MODERN KITCHEN
• DINING AREA
• REAR COVERED PATIO
• OWNER'S SUITE

🏗️ New construction. The $346,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $354,494.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $346k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-706 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (27.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (36.3% below list).
• Recommended offer: $221k (36.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#93 in KS) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Spring Hill (rural): math 40% / reading 47% proficiency, ranked #11 of 169 in KS (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Wolf Creek Elementary School (math 52% / reading 52%, grade C-, #131 of 684 statewide, top 23%, 303 students, 11% FRL); Spring Hill Middle School (math 24% / reading 33%, grade F, #89 of 219 statewide, top 40%, 471 students, 24% FRL); Spring Hill High School (math 27% / reading 47%, grade F, #26 of 327 statewide, top 8%, 983 students, 18% FRL) — zoned schools at 17% FRL track the district average.
• Market conditions: 549 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,969 units permitted in Johnson County in 2024 (1,066 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 $11k of value loss. Plan a longer hold.
• Johnson County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($305k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $220,714 (36.3% 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 156 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.62% ✗
• Cap rate: 3.90%
• Cash-on-cash: -8.54%
• DSCR: 0.62
• GRM: 13.4

CMA / ARV

• ARV (median comp): $354,494
• List price: $346,490
• Delta: -2.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 E Nichols St	0.05mi	4/2.5 (+1)	1,449 (+0%)	3mo	$310,000	$214	88
308 E Nichols St	0.08mi	3/2.5	1,630 (+13%)	8mo	$385,000	$236	66
305 S Jefferson St	0.52mi	3/2.0	1,491 (+3%)	6mo	$355,000	$238	66
409 S Madison St	0.52mi	3/2.0	1,360 (-6%)	5mo	$305,000	$224	62
21670 S Madison St	0.74mi	3/2.0	1,498 (+4%)	3mo	$392,990	$262	57
305 S Franklin St	0.73mi	3/2.0	1,510 (+4%)	4mo	$275,000	$182	56
506 W King St	0.70mi	3/2.0	1,372 (-5%)	5mo	$289,000	$211	55
21745 S Madison St	0.74mi	3/2.0	1,498 (+4%)	7mo	$384,990	$257	54
201 S Jackson St	0.63mi	4/2.0 (+1)	1,544 (+7%)	7mo	$325,000	$210	48
21725 S Madison St	0.73mi	3/2.0	1,635 (+13%)	3mo	$397,990	$243	42
21700 S Madison St	0.75mi	3/2.0	1,635 (+13%)	3mo	$413,990	$253	41
20739 South Barker Rd	0.71mi	3/2.5	1,253 (-13%)	4mo	$345,000	$275	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -31.4%
• Equity multiple: -0.03×
• Total profit: $-102,387
• Equity at exit: $52,856

10-year hold

• IRR: -34.9%
• Equity multiple: -0.48×
• Total profit: $-146,937
• Equity at exit: $30,650

Cash invested: $99,258 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 38 under contract
• Months of supply: 4.7 mo (21%/mo absorbed)
• Median asking: $349,500 ($249/sqft)
• Median days on market: 48 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: -1.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 66083

• Home prices YoY: -32.9%
• Active inventory: 549
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $2,207 high
• Mortgage (P&I): −$1,859
• Tax est. 1.5%: −$443 /mo · $5,317/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-706

Break-even live

Break-even rent $3,101

Max offer price $252,308

Occupancy floor —

Sensitivity live

Price	-10% $-461	-5% $-584	+0% $-706	+5% $-829	+10% $-951
Rent	-10% $-881	-5% $-793	+0% $-706	+5% $-619	+10% $-532
Rate	-1.0pp $-528	-0.5pp $-616	base $-706	+0.5pp $-798	+1.0pp $-891

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: $88,623
• Closing costs: $10,635
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 E Wilson St Spring Hill, KS	3.0	1.5–2.0	1619	$1,850	$1.14	0d	2	0.13mi
21541 S Main St Spring Hill, KS	2.0	1.0	879	$1,270	$1.44	61d	1	0.55mi
21541 S Main St Spring Hill, KS	1.0–2.0	1.0	747	$1,270	$1.70	0d	2	0.55mi
608 N Jackson St Spring Hill, KS	2.0	1.0	1000	$1,495	$1.50	93d	1	0.66mi
21203 W 216th Ter Spring Hill, KS	2.0–4.0	2.5–3.5	1536	$2,097	$1.36	0d	20	0.87mi
20628 Crestview Cir Spring Hill, KS	2.0–3.0	2.5	1305	$2,200	$1.69	0d	71	0.92mi
21387 W 215th Pl Spring Hill, KS	3.0	2.5	1553	$2,050	$1.32	66d	1	0.92mi
21743 Johnson Ct Spring Hill, KS	3.0	2.5	1781	$2,549	$1.43	92d	1	1.02mi

Property features AI

Finance

• Financial info: List price $339,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Address: 20395 W 193rd Ln, Spring Hill, KS 66083West street prefix
• Exterior features: Living area of 1,446

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan RC Fenway (new construction plan)

Listing history 50 events

1. 2026-09-23
   days on market $346,490 Active 156 DOM
2. 2026-09-22
   days on market $346,490 Active 155 DOM
3. 2026-09-21
   days on market $346,490 Active 154 DOM
4. 2026-09-20
   days on market $346,490 Active 153 DOM
5. 2026-09-19
   days on market $346,490 Active 152 DOM
6. 2026-09-18
   days on market $346,490 Active 151 DOM
7. 2026-09-17
   days on market $346,490 Active 150 DOM
8. 2026-09-16
   days on market $346,490 Active 149 DOM
9. 2026-09-15
   days on market $346,490 Active 148 DOM
10. 2026-09-14
    days on market $346,490 Active 147 DOM
11. 2026-09-13
    days on market $346,490 Active 146 DOM
12. 2026-09-12
    days on market $346,490 Active 145 DOM
13. 2026-09-11
    days on market $346,490 Active 144 DOM
14. 2026-09-05
    days on market $346,490 Active 138 DOM
15. 2026-09-04
    days on market $346,490 Active 137 DOM
16. 2026-09-03
    days on market $346,490 Active 136 DOM
17. 2026-08-31
    days on market $346,490 Active 133 DOM
18. 2026-08-29
    days on market $346,490 Active 131 DOM
19. 2026-08-28
    days on market $346,490 Active 130 DOM
20. 2026-08-27
    days on market $346,490 Active 129 DOM
21. 2026-08-26
    days on market $346,490 Active 128 DOM
22. 2026-08-25
    days on market $346,490 Active 127 DOM
23. 2026-08-24
    days on market $346,490 Active 126 DOM
24. 2026-08-23
    days on market $346,490 Active 125 DOM
25. 2026-08-22
    days on market $346,490 Active 124 DOM
26. 2026-08-21
    days on market $346,490 Active 123 DOM
27. 2026-08-20
    days on market $346,490 Active 122 DOM
28. 2026-08-19
    days on market $346,490 Active 121 DOM
29. 2026-08-18
    price $346,490 Active 120 DOM
30. 2026-08-18
    days on market $343,990 Active 120 DOM
31. 2026-08-17
    days on market $343,990 Active 119 DOM
32. 2026-08-16
    days on market $343,990 Active 118 DOM
33. 2026-08-15
    days on market $343,990 Active 117 DOM
34. 2026-08-14
    days on market $343,990 Active 116 DOM
35. 2026-08-13
    days on market $343,990 Active 115 DOM
36. 2026-08-12
    days on market $343,990 Active 114 DOM
37. 2026-08-12
    price $343,990 Active 113 DOM
38. 2026-08-11
    days on market $341,490 Active 113 DOM
39. 2026-08-10
    days on market $341,490 Active 112 DOM
40. 2026-08-09
    days on market $341,490 Active 111 DOM
41. 2026-08-08
    days on market $341,490 Active 110 DOM
42. 2026-08-07
    days on market $341,490 Active 109 DOM
43. 2026-08-06
    days on market $341,490 Active 108 DOM
44. 2026-08-05
    days on market $341,490 Active 107 DOM
45. 2026-08-04
    days on market $341,490 Active 106 DOM
46. 2026-08-03
    days on market $341,490 Active 105 DOM
47. 2026-07-31
    days on market $341,490 Active 102 DOM
48. 2026-07-30
    days on market $341,490 Active 101 DOM
49. 2026-07-30
    days on market $341,490 Active 100 DOM
50. 2026-07-28
    days on market $341,490 Active 99 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,486
• − Mortgage interest: −$19,857
• − Property taxes: −$5,317
• − Insurance: −$1,772
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$10,313
• Taxable loss: −$15,012
• Est. tax savings @ 24.0%: +$3,603
• After-tax cash flow: $-4,871/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 · 12 photos

Good 80/100 None rehab

This single-story home is in excellent condition with modern finishes and a well-maintained exterior. It offers a spacious layout with three bedrooms and two bathrooms, making it ideal for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both New flooring in bathrooms — Modernizes bathrooms and improves functionality. ↑
• Both New kitchen appliances — Modernizes kitchen and improves functionality. ↑
• Both New lighting fixtures — Enhances interior aesthetics and functionality. ↑

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Kansas Virtual Academy (Ksva) F KS #452/684 Nat'l #26,096/41,679 Middle Spring Hill Middle School F KS #89/219 Nat'l #9,410/14,009 High Spring Hill High School F KS #26/327 Nat'l #9,001/17,239

Schools (NCES district)

• District: Spring Hill
• NCES district ID: 2011850
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 47% ▲ 5.00%
• Median HH income: $80,172
• Composite: 40.26/100
• National rank: #3767
• State rank: #11 of 169 in KS

B Composite livability gradescore 73/100

Livability — Spring Hill

• Score: 73/100
• State rank: #93
• US rank: #5370

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Hill, KS
• County: Johnson County · 663,396 people
• City population: 13,011
• Metro: Kansas City, MO-KS
• Population (ZIP): 13,011
• Household income: $116,791
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 15% of renters

---

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 663,396 people
• By 2030: 702,585 · +5.9%
• By 2040: 775,386 · +16.9%
• By 2050: 841,772 · +26.9%
• By 2075: 994,137 · +49.9%
• By 2100: 1,073,036 · +61.7%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Lithuanian 3% Italian 3% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

---

Political lean MEDSL · Johnson

• 2024 margin: Lean D (+8.5) · D 53.4% · R 44.9% · Other 1.8%
• 2008→2024 swing: +17.5pp toward D · 2008: -9.0pp · 2024: 8.5pp
• All cycles: 2024: D+8.5 2020: D+8.2 2016: R+2.7 2012: R+17.8 2008: R+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.12%
• Current HPI: 265.6494
• Rent YoY: —
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Property features AI

Finance

• Financial info: List price $339,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Address: 20395 W 193rd Ln, Spring Hill, KS 66083West street prefix
• Exterior features: Living area of 1,446

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan RC Fenway (new construction plan)