418 East Avenue South Ave · Lyons, KS 67554

$89,900

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 253 Days on market

Built 1900 8,276 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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

• Covered front porch
• Main floor laundry
• Full basement

Tags

• COVERED FRONT PORCH
• REFINISHED HARDWOOD FLOORS
• MAIN FLOOR LAUNDRY
• FULL BASEMENT
• DETACHED GARAGE
• BLOCKS FROM DOWNTOWN

Property features AI

Exterior

• Parking: Detached or attached garage with 1 garage space (1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Asphalt roof; Built above-grade finished area
• Exterior features: Covered patio/porch; Corner lot; Paved road access

Interior

• Bedrooms: Three main-level bedrooms
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Vinyl and wood flooring; Full basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% 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+, amenities F, commute 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.
• Zoned schools: Lyons Park Elementary (181 students, 64% FRL); Lyons Middle School (math 17% / reading 17%, grade F, #167 of 219 statewide, top 78%, 187 students, 81% FRL); Lyons High School (math 15% / reading 5%, grade F, #289 of 327 statewide, top 93%, 212 students, 82% FRL).
• 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 $622 of loan paydown is wiped out by about $3k 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 253 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $10k; list at $90k implies a 799% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.17% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 7.1

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-4,777
• Equity at exit: $13,404

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $8,585
• Equity at exit: $7,773

Cash invested: $25,172 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $153

Break-even live

Break-even rent $857

Max offer price $89,900

Occupancy floor 80%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $89,900 Active 253 DOM
2. 2026-06-17
   days on market $89,900 Active 252 DOM
3. 2026-06-16
   days on market $89,900 Active 251 DOM
4. 2026-06-15
   days on market $89,900 Active 250 DOM
5. 2026-06-13
   days on market $89,900 Active 248 DOM
6. 2026-06-12
   days on market $89,900 Active 247 DOM
7. 2026-06-09
   days on market $89,900 Active 244 DOM
8. 2026-06-08
   days on market $89,900 Active 243 DOM
9. 2026-06-07
   days on market $89,900 Active 242 DOM
10. 2026-06-05
    days on market $89,900 Active 240 DOM
11. 2026-06-04
    days on market $89,900 Active 238 DOM
12. 2026-06-02
    days on market $89,900 Active 237 DOM
13. 2026-06-01
    days on market $89,900 Active 236 DOM
14. 2026-05-31
    days on market $89,900 Active 235 DOM
15. 2026-05-31
    days on market $89,900 Active 234 DOM
16. 2026-04-17
    price $89,900
17. 2026-04-17
    status Active
18. 2026-04-06
    historical Active Under Contract
19. 2026-02-05
    status Active
20. 2026-02-03
    historical
21. 2025-10-06
    listed $92,500 Active
22. 2024-02-28
    historical
23. 2024-02-19
    listed $48,000
24. 1985-05-01
    soldstatus $10,000

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 99% 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: $12,604
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$1,116
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,615
• Taxable income: $472
• Est. tax owed @ 24.0%: −$113
• After-tax cash flow: $1,722/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

+799.0% since first listed

9 events — show timeline

• 2026-04-17 Price Changed $89,900 MKMLS as distributed by MLS GRID
• 2026-04-17 Relisted — MKMLS as distributed by MLS GRID
• 2026-04-06 Contingent — MKMLS as distributed by MLS GRID
• 2026-02-05 Relisted — MKMLS as distributed by MLS GRID
• 2026-02-03 Delisted — MKMLS as distributed by MLS GRID
• 2025-10-06 Listed $92,500 MKMLS as distributed by MLS GRID
• 2024-02-28 Listing Removed — SCKMLS as Distributed by MLS Grid
• 2024-02-19 Listed $48,000 SCKMLS as Distributed by MLS Grid
• 1985-05-01 Sold (Public Records) $10,000 Public Records