201 N Pratt St · Mount Hope, KS 67108

$197,500

2 bd · 1.0 ba · 1,656 sqft · SingleFamily public records · 16 Days on market

Built 1981 10,454 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).

• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.7/10.0

Key facts

• New flooring
• Walk-in closets
• New roof

Tags

• UPDATED RANCH-STYLE PROPERTY
• WALK-IN CLOSETS
• FLEXIBLE LIVING SPACE
• NEW ROOF
• NEW FLOORING
• UPDATED KITCHEN CABINETS

Property features AI

Exterior

• Parking: Attached 2-car garage; 2 parking spaces total
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Composition/shingle roof
• Exterior features: Covered porch; Privacy fencing

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Pantry; Fireplace (1)
• Laundry & utility: Laundry on lower level; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (30.5% below list).
• Recommended offer: $137k (30.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#274 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime D-, amenities F, commute F.
• Haven Public Schools (rural): math 27% / reading 34% proficiency, ranked #94 of 169 in KS (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Haven Elem (math 37% / reading 37%, grade F, #358 of 684 statewide, top 56%, 390 students, 52% FRL); Haven Middle School (math 22% / reading 27%, grade F, #110 of 219 statewide, top 55%, 91 students, 44% FRL); Haven High (math 5% / reading 24%, grade F, #260 of 327 statewide, top 81%, 234 students, 43% FRL).
• Market conditions: 8 active listings in the ZIP; 2,613 units permitted in Sedgwick County in 2024 (258 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Sedgwick County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($195k) is reasonable based on typical stale-listing flexibility.

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 $137,353 (30.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
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: 0.70% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.12%
• DSCR: 0.77
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.67×
• Total profit: $92,521
• Equity at exit: $177,924

10-year hold

• IRR: 18.8%
• Equity multiple: 6.14×
• Total profit: $284,272
• Equity at exit: $383,699

Cash invested: $55,300 (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 67108

• Home prices YoY: 26.3%
• Active inventory: 8
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$1,036
• Tax from tax record: −$203 /mo · $2,438/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-236

Break-even live

Break-even rent $1,672

Max offer price $155,794

Occupancy floor —

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: $49,375
• Closing costs: $5,925
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-17
   status $197,500 Pending 16 DOM
2. 2026-06-16
   days on market $197,500 Active 16 DOM
3. 2026-06-15
   days on market $197,500 Active 15 DOM
4. 2026-06-14
   days on market $197,500 Active 13 DOM
5. 2026-06-12
   days on market $197,500 Active 12 DOM
6. 2026-06-09
   days on market $197,500 Active 9 DOM
7. 2026-06-08
   days on market $197,500 Active 8 DOM
8. 2026-06-07
   days on market $197,500 Active 7 DOM
9. 2026-06-03
   days on market $197,500 Active 3 DOM
10. 2026-06-02
    days on market $197,500 Active 2 DOM
11. 2026-06-01
    listed $197,500 Active 1 DOM

ⓘ 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: $2,438 · $203/mo
• Projected year-2 tax: $2,785 · $232/mo
• Expected delta: +$347/yr (+$29/mo · 14.2%)

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

Taxation est. · year 1

• Rental income: $16,482
• − Mortgage interest: −$11,063
• − Property taxes: −$2,438
• − Insurance: −$988
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$5,745
• Taxable loss: −$6,389
• Est. tax savings @ 24.0%: +$1,533
• After-tax cash flow: $-1,300/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: Haven Public Schools
• NCES district ID: 2006960
• Math proficiency: 27% ▲ 5.00%
• Reading proficiency: 34% ▲ 1.00%
• Median HH income: $49,973
• Composite: 26.59/100
• National rank: #7181
• State rank: #94 of 169 in KS

Livability — Mount Hope

• Score: 66/100
• State rank: #274
• US rank: #12318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Hope, KS
• Population (ZIP): 1,554

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 3% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 2% Iranian 2% Serbian 2%
• Foreign-born: 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: ▲ 73.41%
• Current HPI: 352.4203
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-06-01 Listed $197,500 MKMLS as distributed by MLS GRID
• 2017-01-10 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,438 · +11.2% YoY. Source: county tax records.