1400 E Kay Ave Unit KAC208 · Haysville, KS 67060

$46,100

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 45 Days on market

Built 2026 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Key facts

• Built 2026
• Listed 45 days

Property features AI

Finance

• Financial info: List price $45,600

Exterior

• Utilities: Natural gas; Central air
• Home design: Spec home, Plan 92215; Active listing status
• Exterior features: Located at 1400 E Kay Ave Unit KAC208, Haysville, KS 67060

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Open living area totaling 1,216 finished square feet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $46k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $854 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $45k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#94 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D, amenities F.
• Haysville (suburban): math 18% / reading 29% proficiency, ranked #137 of 169 in KS (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 103 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,613 units permitted in Sedgwick County in 2024 (258 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $319 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($45k) 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 $44,717 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.22% ✓
• Cap rate: 28.51%
• Cash-on-cash: 79.36%
• DSCR: 4.53
• GRM: 2.6

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: 79.5%
• Equity multiple: 4.64×
• Total profit: $46,922
• Equity at exit: $6,874

10-year hold

• IRR: 83.0%
• Equity multiple: 9.60×
• Total profit: $110,959
• Equity at exit: $3,986

Cash invested: $12,908 (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 67060

• Home prices YoY: -23.0%
• Active inventory: 103
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,484 medium
• Mortgage (P&I): −$242
• Tax est. 1.5%: −$58 /mo · $692/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $854

Break-even live

Break-even rent $403

Max offer price $46,100

Occupancy floor 37%

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: $11,525
• Closing costs: $1,383
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
288 Copper Tail LN Haysville, KS	3.0	2.5	1500	$1,700	$1.13	14d	5	0.60mi
335 S Jane St Haysville, KS	2.0–3.0	2.0	1065	$1,400	$1.31	14d	1	0.94mi
316 W 6th St Haysville, KS	3.0	1.0	864	$1,050	$1.22	14d	1	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $46,100 Active 45 DOM
2. 2026-06-17
   days on market $46,100 Active 44 DOM
3. 2026-06-16
   days on market $46,100 Active 43 DOM
4. 2026-06-15
   days on market $46,100 Active 42 DOM
5. 2026-06-14
   days on market $46,100 Active 40 DOM
6. 2026-06-10
   days on market $46,100 Active 37 DOM
7. 2026-06-09
   days on market $46,100 Active 36 DOM
8. 2026-06-08
   days on market $46,100 Active 35 DOM
9. 2026-06-07
   days on market $46,100 Active 34 DOM
10. 2026-06-05
    days on market $46,100 Active 31 DOM
11. 2026-06-03
    days on market $46,100 Active 30 DOM
12. 2026-06-02
    days on market $46,100 Active 29 DOM
13. 2026-06-01
    pricedays on market $46,100 Active 28 DOM
14. 2026-05-31
    days on market $45,600 Active 27 DOM
15. 2026-05-30
    days on market $45,600 Active 26 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,806
• − Mortgage interest: −$2,582
• − Property taxes: −$692
• − Insurance: −$230
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$1,341
• Taxable income: $10,112
• Est. tax owed @ 24.0%: −$2,427
• After-tax cash flow: $7,817/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 · 7 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with cosmetic updates, ready for a new owner or renter.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Upgrading kitchen appliances — Modernizes the space and adds value
• Both Adding smart home features — Improves convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Upgrading kitchen appliances — Modernizes the space and adds value ↑
• Both Adding smart home features — Improves convenience and adds modern appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Haysville
• NCES district ID: 2007050
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 29% ▼ -1.00%
• Median HH income: $55,560
• Composite: 21.3/100
• National rank: #8385
• State rank: #137 of 169 in KS

Livability — Haysville

• Score: 73/100
• State rank: #94
• US rank: #5386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haysville, KS
• Population (ZIP): 14,004

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 6% Pacific Islander 2% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 2%

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: ▼ -72.95%
• Current HPI: 244.4809
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0