1826 N Kentucky Ct · Wichita, KS 67235

$287,000

3 bd · 2.0 ba · 1,198 sqft · SingleFamily public records

Built 2014 9,147 sqft lot $33/mo HOA · 2% of rent

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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 +4.8/30.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Key facts

• 9,147 sq ft lot
• 3 garage spots
• Built 2014

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $287k.

Deal economics

• At list price, monthly cash flow is $-703 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (43.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (42.6% below list).
• Recommended offer: $163k (43.2% below list) — sets the bar for cash-flow.

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.
• Renwick (rural): math 46% / reading 51% proficiency, ranked #9 of 169 in KS (top 5%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: St. Marks School (math 57% / reading 67%, grade B, #59 of 684 statewide, top 9%, 315 students, 11% FRL); Andale High (math 27% / reading 32%, grade F, #60 of 327 statewide, top 24%, 375 students, 16% FRL) — zoned schools at 14% FRL track the district average.
• Market conditions: 219 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,613 units permitted in Sedgwick County in 2024 (258 in 5+ unit buildings).
• This rent is only 17% of the median local income ($118k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $162,890 (43.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.57% ✗
• Cap rate: 3.36%
• Cash-on-cash: -10.49%
• DSCR: 0.53
• GRM: 14.5

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: -35.2%
• Equity multiple: -0.14×
• Total profit: $-91,215
• Equity at exit: $42,793

10-year hold

• IRR: -46.8%
• Equity multiple: -0.70×
• Total profit: $-136,893
• Equity at exit: $24,815

Cash invested: $80,360 (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 67235

• Home prices YoY: -16.1%
• Active inventory: 219
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $1,648 high
• Mortgage (P&I): −$1,505
• Tax from tax record: −$347 /mo · $4,164/yr
• Insurance: −$120
• HOA: −$33
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-703

Break-even live

Break-even rent $2,537

Max offer price $162,890

Occupancy floor —

Sensitivity live

Price	-10% $-540	-5% $-621	+0% $-703	+5% $-784	+10% $-865
Rent	-10% $-833	-5% $-768	+0% $-703	+5% $-637	+10% $-572
Rate	-1.0pp $-558	-0.5pp $-630	base $-703	+0.5pp $-777	+1.0pp $-853

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: $71,750
• Closing costs: $8,610
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13625 W Nantucket St Wichita, KS	3.0	2.0	1100	$1,395	$1.27	23d	1	0.59mi
15214 W Kristina St Goddard, KS	4.0	2.0	1433	$1,600	$1.12	25d	1	0.70mi
15800 W 21st St N Goddard, KS	3.0–5.0	2.0–3.0	1379	$1,400	$1.02	16d	1	0.93mi
2155 N Reece St Unit 2157 Reece Goddard, KS	3.0	2.0	1200	$1,395	$1.16	25d	1	0.97mi
2119 N Reece St Unit 2119 Reece Goddard, KS	3.0	2.0	1275	$1,425	$1.12	25d	1	1.01mi
2113 N Reece St Unit 2115 Reece Goddard, KS	3.0	2.0	1275	$1,425	$1.12	25d	1	1.01mi
2054 N Reece St Goddard, KS	3.0	2.0	1280	$1,550	$1.21	16d	1	1.01mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 3 events

1. 2026-05-14
   listed $287,000
2. 2026-05-14
   historical
3. 2013-04-08
   listed $141,039

ⓘ 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: $4,164 · $347/mo
• Projected year-2 tax: $4,164 · $347/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,778
• − Mortgage interest: −$16,076
• − Property taxes: −$4,164
• − Insurance: −$1,435
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − HOA: −$396
• − Depreciation: −$8,349
• Taxable loss: −$13,807
• Est. tax savings @ 24.0%: +$3,314
• After-tax cash flow: $-5,117/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: Renwick
• NCES district ID: 2011080
• Math proficiency: 46% ▼ -7.00%
• Reading proficiency: 51% ▲ 3.00%
• Median HH income: $76,876
• Composite: 44.1/100
• National rank: #2869
• State rank: #9 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): 14,958
• Household income: $118,050
• Rent vs Own: 6.4% rent · 93.6% own
• Severe rent burden: 49.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 3% Lithuanian 2% Iranian 2%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 95% English-only · Spanish 3% Vietnamese 1% Other Indo-European 1%

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: ▼ -40.88%
• Current HPI: 212.876
• Rent YoY: —
• Metro: Wichita, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+103.5% since first listed

3 events — show timeline

• 2026-05-14 Listed $287,000 SCKMLS as Distributed by MLS Grid
• 2026-05-14 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2013-04-08 Listed $141,039 SCKMLS as Distributed by MLS Grid

Property tax history

+7.1%/yr

Latest (2025): $4,164 · +4.0% YoY. Source: county tax records.