920 W Clyde St · Andover, KS 67002

$100,000

2 bd · 1.0 ba · 1,560 sqft · Townhouse public records · 172 Days on market

Built 1977 4,791 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Finished basement
• Cozy fireplace
• Versatile bonus room

Tags

• FINISHED BASEMENT
• COZY FIREPLACE
• KITCHEN AND DINING COMBO
• SPACIOUS FAMILY ROOM
• VERSATILE BONUS ROOM
• SEPARATE LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#147 in KS) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Andover (suburban): math 46% / reading 54% proficiency, ranked #5 of 169 in KS (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Andover Middle School (math 44% / reading 53%, grade C-, #4 of 219 statewide, top 2%, 726 students, 20% FRL); Andover High (math 35% / reading 50%, grade F, #11 of 327 statewide, top 3%, 1,014 students, 17% FRL).
• Market conditions: 197 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 235 units permitted in Butler County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($104k/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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.43% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.87%
• DSCR: 1.84
• GRM: 5.8

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: 10.7%
• Equity multiple: 1.42×
• Total profit: $11,863
• Equity at exit: $14,910

10-year hold

• IRR: 19.8%
• Equity multiple: 2.66×
• Total profit: $46,531
• Equity at exit: $8,646

Cash invested: $28,000 (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 67002

• Home prices YoY: -30.1%
• Active inventory: 197
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $440

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 64%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 W Founders Pkwy Andover, KS	1.0–3.0	1.0–2.0	1024	$1,422	$1.39	13d	1	0.26mi
711 E Cloud Ave Andover, KS	1.0–3.0	1.0–2.0	1002	$1,296	$1.29	13d	9	0.95mi
105 E Rhondda Ave Andover, KS	3.0	2.0	1088	$992	$0.91	13d	1	1.01mi

Listing history 8 events

1. 2026-04-22
   status Pending
2. 2026-02-20
   status Active
3. 2026-02-12
   status Pending
4. 2026-01-15
   price $100,000
5. 2025-10-24
   listed $110,000 Active
6. 2021-12-10
   soldstatus
7. 2015-12-16
   soldstatus
8. 2015-07-22
   listed $28,000

ⓘ 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: $1,498 · $125/mo
• Projected year-2 tax: $1,498 · $125/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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,183
• − Mortgage interest: −$5,602
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$2,909
• Taxable income: $3,926
• Est. tax owed @ 24.0%: −$942
• After-tax cash flow: $4,342/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: Andover
• NCES district ID: 2003360
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $93,875
• Composite: 46.95/100
• National rank: #2357
• State rank: #5 of 169 in KS

Livability — Andover

• Score: 71/100
• State rank: #147
• US rank: #7131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Andover, KS
• County: Butler County · 41,130 people
• City population: 17,221
• Metro: Wichita, KS
• Population (ZIP): 17,221
• Household income: $104,351
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 106.0

Population outlook (Butler County) Hauer SSP2

• Today (2025): 69,002 people
• By 2030: 69,822 · +1.2%
• By 2040: 70,461 · +2.1%
• By 2050: 69,940 · +1.4%
• By 2075: 68,666 · -0.5%
• By 2100: 63,071 · -8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 6% Two or more races 6% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 89% English-only · Spanish 5% Other Asian/Pacific 2% Arabic 2%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+41.2) · D 28.4% · R 69.6% · Other 2.0%
• 2008→2024 swing: -8.9pp toward R · 2008: -32.3pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+41.5 2016: R+45.4 2012: R+41.8 2008: R+32.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.49%
• Current HPI: 189.6063
• Rent YoY: —
• Metro: Wichita, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+257.1% since first listed

8 events — show timeline

• 2026-04-22 Pending — SCKMLS as Distributed by MLS Grid
• 2026-02-20 Relisted — SCKMLS as Distributed by MLS Grid
• 2026-02-12 Pending — SCKMLS as Distributed by MLS Grid
• 2026-01-15 Price Changed $100,000 SCKMLS as Distributed by MLS Grid
• 2025-10-24 Listed $110,000 SCKMLS as Distributed by MLS Grid
• 2021-12-10 Sold (Public Records) — Public Records
• 2015-12-16 Sold (Public Records) — Public Records
• 2015-07-22 Listed $28,000 SCKMLS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $1,498 · +9.4% YoY. Source: county tax records.