114 W 1st St · Lyons, KS 67554

$17,800

2 bd · 1.0 ba · 550 sqft · SingleFamily public records · 17 Days on market

Built 1929 3,000 sqft lot

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Key facts

• 3,000 sq ft lot
• Built 1929
• Listed 16 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Stucco exterior
• Construction: Stucco construction
• Exterior features: Lot approximately 50 x 70 (0.16 acre); Zoned NC.1 / R-1

Interior

• Bedrooms: 2 main-level bedrooms; 5 total rooms
• Interior features: Basement with concrete construction

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($797 rent vs $18k).
• Recommended offer: $18k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#207 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: employment D+, schools F, amenities F.
• Lyons (town): math 23% / reading 26% proficiency, ranked #136 of 169 in KS (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 30 active listings in the ZIP; 13 units permitted in Rice County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $123 of loan paydown is wiped out by about $534 of value loss. Plan a longer hold.
• Rice County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($18k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• 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 $17,533 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
5. 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.
6. 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.
7. 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: 4.48% ✓
• Cap rate: 40.43%
• Cash-on-cash: 121.92%
• DSCR: 6.42
• GRM: 1.9

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: —
• Equity multiple: 6.89×
• Total profit: $29,378
• Equity at exit: $2,654

10-year hold

• IRR: —
• Equity multiple: 14.47×
• Total profit: $67,159
• Equity at exit: $1,539

Cash invested: $4,984 (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 67554

• Active inventory: 30
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $797 medium
• Mortgage (P&I): −$93
• Tax est. 1.5%: −$22 /mo · $267/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $506

Break-even live

Break-even rent $156

Max offer price $17,800

Occupancy floor 31%

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: $4,450
• Closing costs: $534
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $17,800 Active 17 DOM
2. 2026-06-17
   days on market $17,800 Active 16 DOM
3. 2026-06-16
   days on market $17,800 Active 15 DOM
4. 2026-06-15
   days on market $17,800 Active 14 DOM
5. 2026-06-13
   days on market $17,800 Active 12 DOM
6. 2026-06-12
   days on market $17,800 Active 11 DOM
7. 2026-06-09
   days on market $17,800 Active 8 DOM
8. 2026-06-08
   days on market $17,800 Active 7 DOM
9. 2026-06-07
   days on market $17,800 Active 6 DOM
10. 2026-06-05
    days on market $17,800 Active 4 DOM
11. 2026-06-04
    days on market $17,800 Active 2 DOM
12. 2026-06-02
    listed $17,800 Active 1 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,560
• − Mortgage interest: −$997
• − Property taxes: −$267
• − Insurance: −$89
• − Repairs & maintenance: −$765
• − Management: −$765
• − Depreciation: −$518
• Taxable income: $6,160
• Est. tax owed @ 24.0%: −$1,478
• After-tax cash flow: $4,598/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: Lyons
• NCES district ID: 2009030
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 26% ▼ -4.00%
• Median HH income: $47,109
• Composite: 21.36/100
• National rank: #8363
• State rank: #136 of 169 in KS

Livability — Lyons

• Score: 68/100
• State rank: #207
• US rank: #9304

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lyons, KS
• Population (ZIP): 4,122

Population outlook (Rice County) Hauer SSP2

• Today (2025): 9,798 people
• By 2030: 9,694 · -1.1%
• By 2040: 9,507 · -3.0%
• By 2050: 9,457 · -3.5%
• By 2075: 9,487 · -3.2%
• By 2100: 9,144 · -6.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 24% Two or more races 17% Black 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Iranian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Rice

• 2024 margin: Solid R (+56.7) · D 20.8% · R 77.5% · Other 1.7%
• 2008→2024 swing: -16.5pp toward R · 2008: -40.2pp · 2024: -56.7pp
• All cycles: 2024: R+56.7 2020: R+52.8 2016: R+55.6 2012: R+47.8 2008: R+40.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.91%
• Current HPI: 165.4881
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-01 Listed $17,800 Hays MLS