1700-1704 N Fairway Dr · Augusta, KS 67010

$275,000

2 bd · 4.0 ba · 4,216 sqft · MultiFamily public records · 8 Days on market

Built 1981 8,927 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Key facts

• Private deck
• Fenced yard
• All-brick duplex

Tags

• ALL-BRICK DUPLEX
• MASSIVE BASEMENT FAMILY ROOM
• LARGE DAYLIGHT WINDOWS
• PRIVATE DECK
• FENCED YARD
• OVERSIZED SHARED DRIVEWAY

Property features AI

Finance

• Financial info: Owner pays grounds care

Exterior

• Parking: Attached parking; More than 2 parking spots per unit; Total 2 parking spaces listed
• Utilities: Public water; Sewer available; Natural gas available
• Home design: Duplex
• Exterior features: Composition roof

Interior

• Kitchen: Dishwasher, Disposal, Range
• Flooring: Carpet; Other
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Finished basement; Dishwasher, Disposal, Range

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.5-bath units multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive. Per door: $198/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).

Location & tenants

• Location reads 61/100 on livability (#413 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Augusta (town): math 28% / reading 36% proficiency, ranked #87 of 169 in KS (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Augusta Middle School (math 20% / reading 31%, grade F, #104 of 219 statewide, top 49%, 453 students, 44% FRL); Augusta Sr High (math 22% / reading 27%, grade F, #105 of 327 statewide, top 49%, 634 students, 38% FRL).
• Market conditions: 78 active listings in the ZIP; 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 $8k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

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 $275,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.24%
• DSCR: 1.41
• GRM: 6.9

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-6,663
• Equity at exit: $41,003

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $43,382
• Equity at exit: $23,777

Cash invested: $77,000 (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 67010

• Home prices YoY: -26.5%
• Active inventory: 78
• Price-to-rent: 20.6×

Monthly cashflow live

• Estimated rent: $3,337 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$487 /mo · $5,840/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$701
• Net cashflow: $593

Break-even live

Break-even rent $2,587

Max offer price $275,000

Occupancy floor 77%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.5	$3,336
Total (3 units)			$3,337

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $275,000 Active 8 DOM
2. 2026-06-18
   price $275,000 Active 7 DOM
3. 2026-06-17
   days on market $295,000 Active 7 DOM
4. 2026-06-16
   days on market $295,000 Active 6 DOM
5. 2026-06-15
   days on market $295,000 Active 5 DOM
6. 2026-06-14
   days on market $295,000 Active 3 DOM
7. 2026-06-13
   listed $295,000 Active 2 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: $5,840 · $487/mo
• Projected year-2 tax: $5,840 · $487/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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,044
• − Mortgage interest: −$15,404
• − Property taxes: −$5,840
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,204
• − Management: −$3,204
• − Depreciation: −$8,000
• Taxable income: $3,018
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $6,390/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: Augusta
• NCES district ID: 2003630
• Math proficiency: 28% ▼ -4.00%
• Reading proficiency: 36% ▲ 1.00%
• Median HH income: $48,893
• Composite: 27.73/100
• National rank: #6902
• State rank: #87 of 169 in KS

Livability — Augusta

• Score: 61/100
• State rank: #413
• US rank: #18057

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Augusta, KS
• Population (ZIP): 13,576

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Cuban 1%
• Common ancestry: Italian 3% Lithuanian 3% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

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: ▼ -78.55%
• Current HPI: 217.3588
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-10 Listed $295,000 SCKMLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2025): $5,840 · +4.7% YoY. Source: county tax records.