28 Harris · Rose Hill, KS 67133

$216,990

4 bd · 2.0 ba · 2,253 sqft · SingleFamily public records · 90 Days on market

Built 1976 10,454 sqft lot $96/sqft · 56% below area

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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 +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of small-town charm and modern convenience in this stunning Rose Hill ranch. This meticulously maintained 3-bedroom, 2-full bath home features brand-new LVP flooring throughout the main living area, kitchen, and in one bedroom, offering both durability and style. The main floor is flooded with abundant natural light, creating a warm and inviting atmosphere from the moment you walk in. The lower level is a true standout, featuring a fully finished basement complete with a dry bar (mini fridge included with purchase of home) and a versatile bonus room—ideal for a home office, craft room, gym, or guest space. It's the perfect hub for entertaining & at-home movie nights. Outdoor enthusiasts will appreciate the spacious backyard, featuring a large deck perfect for entertaining or relaxing. Situated in a prime location, this property offers an effortless commute to Wichita, Derby, and McConnell AFB. Enjoy the peace of a quiet community with quick access to surrounding amenities. Schedule your private showing today!

Key facts

• Large deck
• Spacious backyard
• Dry bar

Tags

• BRAND-NEW LVP FLOORING
• FULLY FINISHED BASEMENT
• DRY BAR
• VERSATILE BONUS ROOM
• SPACIOUS BACKYARD
• LARGE DECK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $217k.

Deal economics

• At list price, monthly cash flow is $72 ($864/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (7.4% below list).
• Recommended offer: $201k (7.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#48 in KS, #3,368 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Rose Hill Public Schools (rural): math 26% / reading 33% proficiency, ranked #84 of 169 in KS (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rose Hill Primary (457 students, 36% FRL); Rose Hill Middle (math 19% / reading 29%, grade F, #121 of 219 statewide, top 56%, 378 students, 38% FRL); Rose Hill High (math 8% / reading 17%, grade F, #278 of 327 statewide, top 86%, 567 students, 27% FRL).
• Market conditions: 42 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 235 units permitted in Butler County in 2024 (0 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $13k (6%) 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 $201,012 (7.4% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.93% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 9.0

CMA / ARV

• ARV (median comp): $491,348
• List price: $216,990
• Delta: -55.84%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-30,534
• Equity at exit: $32,354

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-20,518
• Equity at exit: $18,761

Cash invested: $60,757 (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 67133

• Home prices YoY: -26.3%
• Active inventory: 42
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,010 medium
• Mortgage (P&I): −$1,138
• Tax from tax record: −$288 /mo · $3,452/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $72

Break-even live

Break-even rent $1,919

Max offer price $216,990

Occupancy floor 91%

Sensitivity live

Price	-10% $195	-5% $133	+0% $72	+5% $11	+10% $-51
Rent	-10% $-87	-5% $-7	+0% $72	+5% $151	+10% $231
Rate	-1.0pp $181	-0.5pp $127	base $72	+0.5pp $16	+1.0pp $-41

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: $54,248
• Closing costs: $6,510
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 N Morris St Rose Hill, KS	5.0	2.0	2335	$1,900	$0.81	25d	1	0.43mi

Listing history 23 events

1. 2026-06-22
   pricedays on market $216,990 Active 90 DOM
2. 2026-06-18
   days on market $220,000 Active 87 DOM
3. 2026-06-17
   days on market $220,000 Active 86 DOM
4. 2026-06-16
   days on market $220,000 Active 85 DOM
5. 2026-06-15
   days on market $220,000 Active 84 DOM
6. 2026-06-14
   days on market $220,000 Active 82 DOM
7. 2026-06-10
   days on market $220,000 Active 79 DOM
8. 2026-06-09
   days on market $220,000 Active 78 DOM
9. 2026-06-08
   days on market $220,000 Active 77 DOM
10. 2026-06-07
    pricedays on market $220,000 Active 76 DOM
11. 2026-06-03
    days on market $223,500 Active 72 DOM
12. 2026-06-02
    pricedays on market $223,500 Active 71 DOM
13. 2026-06-01
    days on market $224,000 Active 70 DOM
14. 2026-05-31
    days on market $224,000 Active 69 DOM
15. 2026-05-30
    days on market $224,000 Active 68 DOM
16. 2026-05-18
    price $224,500 1061-char remark

    Show marketing remark (1061 chars)

    Discover the perfect blend of small-town charm and modern convenience in this stunning Rose Hill ranch. This meticulously maintained 3-bedroom, 2-full bath home features brand-new LVP flooring throughout the main living area, kitchen, and in one bedroom, offering both durability and style. The main floor is flooded with abundant natural light, creating a warm and inviting atmosphere from the moment you walk in. The lower level is a true standout, featuring a fully finished basement complete with a dry bar (mini fridge included with purchase of home) and a versatile bonus room—ideal for a home office, craft room, gym, or guest space. It's the perfect hub for entertaining & at-home movie nights. Outdoor enthusiasts will appreciate the spacious backyard, featuring a large deck perfect for entertaining or relaxing. Situated in a prime location, this property offers an effortless commute to Wichita, Derby, and McConnell AFB. Enjoy the peace of a quiet community with quick access to surrounding amenities. Schedule your private showing today!

17. 2026-05-07
    price $225,000 1061-char remark

    Show marketing remark (1061 chars)

    Discover the perfect blend of small-town charm and modern convenience in this stunning Rose Hill ranch. This meticulously maintained 3-bedroom, 2-full bath home features brand-new LVP flooring throughout the main living area, kitchen, and in one bedroom, offering both durability and style. The main floor is flooded with abundant natural light, creating a warm and inviting atmosphere from the moment you walk in. The lower level is a true standout, featuring a fully finished basement complete with a dry bar (mini fridge included with purchase of home) and a versatile bonus room—ideal for a home office, craft room, gym, or guest space. It's the perfect hub for entertaining & at-home movie nights. Outdoor enthusiasts will appreciate the spacious backyard, featuring a large deck perfect for entertaining or relaxing. Situated in a prime location, this property offers an effortless commute to Wichita, Derby, and McConnell AFB. Enjoy the peace of a quiet community with quick access to surrounding amenities. Schedule your private showing today!

18. 2026-04-26
    price $227,500 1061-char remark

    Show marketing remark (1061 chars)

    Discover the perfect blend of small-town charm and modern convenience in this stunning Rose Hill ranch. This meticulously maintained 3-bedroom, 2-full bath home features brand-new LVP flooring throughout the main living area, kitchen, and in one bedroom, offering both durability and style. The main floor is flooded with abundant natural light, creating a warm and inviting atmosphere from the moment you walk in. The lower level is a true standout, featuring a fully finished basement complete with a dry bar (mini fridge included with purchase of home) and a versatile bonus room—ideal for a home office, craft room, gym, or guest space. It's the perfect hub for entertaining & at-home movie nights. Outdoor enthusiasts will appreciate the spacious backyard, featuring a large deck perfect for entertaining or relaxing. Situated in a prime location, this property offers an effortless commute to Wichita, Derby, and McConnell AFB. Enjoy the peace of a quiet community with quick access to surrounding amenities. Schedule your private showing today!

19. 2026-03-23
    listed $230,000 Active 1061-char remark

    Show marketing remark (1061 chars)

    Discover the perfect blend of small-town charm and modern convenience in this stunning Rose Hill ranch. This meticulously maintained 3-bedroom, 2-full bath home features brand-new LVP flooring throughout the main living area, kitchen, and in one bedroom, offering both durability and style. The main floor is flooded with abundant natural light, creating a warm and inviting atmosphere from the moment you walk in. The lower level is a true standout, featuring a fully finished basement complete with a dry bar (mini fridge included with purchase of home) and a versatile bonus room—ideal for a home office, craft room, gym, or guest space. It's the perfect hub for entertaining & at-home movie nights. Outdoor enthusiasts will appreciate the spacious backyard, featuring a large deck perfect for entertaining or relaxing. Situated in a prime location, this property offers an effortless commute to Wichita, Derby, and McConnell AFB. Enjoy the peace of a quiet community with quick access to surrounding amenities. Schedule your private showing today!

20. 2020-07-31
    soldstatus
21. 2020-05-29
    listed $149,900
22. 2002-09-04
    soldstatus
23. 2002-07-02
    listed $99,900

ⓘ 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: $3,452 · $288/mo
• Projected year-2 tax: $3,452 · $288/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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,121
• − Mortgage interest: −$12,155
• − Property taxes: −$3,452
• − Insurance: −$1,085
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$6,312
• Taxable loss: −$2,742
• Est. tax savings @ 24.0%: +$658
• After-tax cash flow: $1,522/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: Rose Hill Public Schools
• NCES district ID: 2011250
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 33% ▼ -2.00%
• Median HH income: $72,177
• Composite: 27.88/100
• National rank: #6872
• State rank: #84 of 169 in KS

Livability — Rose Hill

• Score: 76/100
• State rank: #48
• US rank: #3368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rose Hill, KS
• County: Butler County · 41,130 people
• City population: 6,931
• Metro: Wichita, KS
• Population (ZIP): 6,931
• Household income: $110,256
• Rent vs Own: 12.8% rent · 87.2% own
• Severe rent burden: 66.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 8% Native American 1%
• Hispanic origin (detail): Mexican 3% Salvadoran 2%
• Common ancestry: Lithuanian 4% Italian 3% Slovak 1%
• Foreign-born: 2% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 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: ▼ -70.30%
• Current HPI: 197.1218
• Rent YoY: —
• Metro: Wichita, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+124.7% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $224,500 SCKMLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $225,000 SCKMLS as Distributed by MLS Grid
• 2026-04-26 Price Changed $227,500 SCKMLS as Distributed by MLS Grid
• 2026-03-23 Listed $230,000 SCKMLS as Distributed by MLS Grid
• 2020-07-31 Sold (Public Records) — Public Records
• 2020-05-29 Listed $149,900 SCKMLS as Distributed by MLS Grid
• 2002-09-04 Sold (Public Records) — Public Records
• 2002-07-02 Listed $99,900 SCKMLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $3,452 · +3.8% YoY. Source: county tax records.