414 S Sherman · Lyons, KS 67554

$79,900

1 bd · 1.0 ba · 816 sqft · SingleFamily public records · 46 Days on market

Built 1950 8,500 sqft lot

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Why this score? — see what drove the C- 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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• 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

Listing remarks MLS

This home features 1 large bedroom, with a bonus room on the main floor currently used as office space. Two bonus rooms with closets in the basement. Large kitchen, hardwood floors in living room and dining area. Newer roof, newer central heat, newer hot water heater and a workshop in the backyard.

Key facts

• Quiet street
• Exterior paint
• New egress window

Tags

• CORNER LOT
• QUIET STREET
• NEW FLOORING
• EXTERIOR PAINT
• NEW EGRESS WINDOW
• FENCED BACKYARD

Property features AI

Finance

• Other: Lot approximately 100 x 85 (0.19 acres); Zoned NC.1 / R-1

Exterior

• Parking: Detached or attached garage with 1 car (has garage)
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Residential property
• Construction: Brick and asbestos exterior; Composition roof
• Exterior features: Covered patio/porch

Interior

• Kitchen: Range; Oven
• Bedrooms: One main-level bedroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Concrete basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($837 rent vs $80k).
• Recommended offer: $78k (3.0% 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 $552 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $80k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.05% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 8.0

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-6,000
• Equity at exit: $11,913

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $3,757
• Equity at exit: $6,908

Cash invested: $22,372 (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: 8.0×

Monthly cashflow live

• Estimated rent: $837 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $109

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 82%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $79,900 Active 46 DOM
2. 2026-06-17
   days on market $79,900 Active 45 DOM
3. 2026-06-16
   days on market $79,900 Active 44 DOM
4. 2026-06-15
   days on market $79,900 Active 43 DOM
5. 2026-06-13
   days on market $79,900 Active 41 DOM
6. 2026-06-12
   days on market $79,900 Active 40 DOM
7. 2026-06-09
   days on market $79,900 Active 37 DOM
8. 2026-06-08
   days on market $79,900 Active 36 DOM
9. 2026-06-07
   days on market $79,900 Active 35 DOM
10. 2026-06-05
    days on market $79,900 Active 33 DOM
11. 2026-06-04
    days on market $79,900 Active 31 DOM
12. 2026-06-02
    days on market $79,900 Active 30 DOM
13. 2026-06-01
    days on market $79,900 Active 29 DOM
14. 2026-05-31
    days on market $79,900 Active 28 DOM
15. 2026-05-31
    days on market $79,900 Active 27 DOM
16. 2026-05-18
    price $79,900
17. 2026-04-30
    listed $85,000 Active
18. 2025-08-25
    price $64,900
19. 2025-06-23
    price $65,900
20. 2025-05-27
    price $69,900
21. 2022-03-21
    soldstatus 299-char remark

    Show marketing remark (299 chars)

    This home features 1 large bedroom, with a bonus room on the main floor currently used as office space. Two bonus rooms with closets in the basement. Large kitchen, hardwood floors in living room and dining area. Newer roof, newer central heat, newer hot water heater and a workshop in the backyard.

22. 2022-01-24
    listed $59,900

    Show marketing remark (299 chars)

    This home features 1 large bedroom, with a bonus room on the main floor currently used as office space. Two bonus rooms with closets in the basement. Large kitchen, hardwood floors in living room and dining area. Newer roof, newer central heat, newer hot water heater and a workshop in the backyard.

23. 2022-01-24
    listed $59,900 299-char remark

    Show marketing remark (299 chars)

    This home features 1 large bedroom, with a bonus room on the main floor currently used as office space. Two bonus rooms with closets in the basement. Large kitchen, hardwood floors in living room and dining area. Newer roof, newer central heat, newer hot water heater and a workshop in the backyard.

24. 2004-02-01
    soldstatus $40,000
25. 2000-04-01
    soldstatus $37,900

ⓘ 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 · 17 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: $10,041
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$803
• − Management: −$803
• − Depreciation: −$2,324
• Taxable income: $37
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $1,298/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

+110.8% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $79,900 Hays MLS
• 2026-04-30 Listed $85,000 Hays MLS
• 2025-08-25 Price Changed $64,900 MKMLS as distributed by MLS GRID
• 2025-06-23 Price Changed $65,900 MKMLS as distributed by MLS GRID
• 2025-05-27 Price Changed $69,900 MKMLS as distributed by MLS GRID
• 2022-03-21 Sold (MLS) — MKMLS as distributed by MLS GRID
• 2022-01-24 Listed $59,900 SCKMLS as Distributed by MLS Grid
• 2022-01-24 Listed $59,900 MKMLS as distributed by MLS GRID
• 2004-02-01 Sold (Public Records) $40,000 Public Records
• 2000-04-01 Sold (Public Records) $37,900 Public Records