3323 Iowa St #281 · Lawrence, KS 66046

$42,100

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 57 Days on market

Built 2026 Fair 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
• Rent growth +4.8/5.0
• Livability +4.4/5.0
• Schools +3.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

* THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 2 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a basketball court, a clubhouse, and a swimming pool, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Clubhouse
• Swimming pool
• Basketball court

Tags

• BASKETBALL COURT
• CLUBHOUSE
• SWIMMING POOL

Property features AI

Finance

• Other: Listing status: Active; Listing last modified 2026-04-25
• Financial info: List price $41,600; New construction spec home, plan 93222

Exterior

• Utilities: Natural gas available; Central air conditioning
• Home design: Address: 3323 Iowa St #281, Lawrence, KS 66046
• Exterior features: Living area approximately 1,248

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 2 total bathrooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $42k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.
• Cap rate 37.3% vs local median 2.7% in Lawrence — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 88/100 on livability (#1 in KS, #237 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime D-.
• Lawrence (urban): math 31% / reading 44% proficiency, ranked #46 of 169 in KS (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+9.4%/yr); 62 active listings in the ZIP; 246 units permitted in Douglas County in 2024 (38 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $291 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Douglas County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $12k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,837 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 4.14% ✓
• Cap rate: 37.29%
• Cash-on-cash: 110.70%
• DSCR: 5.93
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.08×
• Total profit: $71,685
• Equity at exit: $6,277

10-year hold

• IRR: —
• Equity multiple: 17.43×
• Total profit: $193,681
• Equity at exit: $3,640

Cash invested: $11,788 (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 66046

• Rents YoY: 9.4%
• Active inventory: 62
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,745 medium
• Mortgage (P&I): −$221
• Tax est. 1.5%: −$53 /mo · $632/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $1,087

Break-even live

Break-even rent $368

Max offer price $42,100

Occupancy floor 33%

Sensitivity live

Price	-10% $1,117	-5% $1,102	+0% $1,087	+5% $1,073	+10% $1,058
Rent	-10% $950	-5% $1,019	+0% $1,087	+5% $1,156	+10% $1,225
Rate	-1.0pp $1,109	-0.5pp $1,098	base $1,087	+0.5pp $1,077	+1.0pp $1,065

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: $10,525
• Closing costs: $1,263
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $42,100 Active 57 DOM
2. 2026-06-19
   days on market $42,100 Active 55 DOM
3. 2026-06-18
   days on market $42,100 Active 54 DOM
4. 2026-06-17
   days on market $42,100 Active 53 DOM
5. 2026-06-16
   days on market $42,100 Active 52 DOM
6. 2026-06-15
   days on market $42,100 Active 51 DOM
7. 2026-06-14
   days on market $42,100 Active 49 DOM
8. 2026-06-13
   days on market $42,100 Active 48 DOM
9. 2026-06-09
   days on market $42,100 Active 45 DOM
10. 2026-06-08
    days on market $42,100 Active 44 DOM
11. 2026-06-07
    days on market $42,100 Active 43 DOM
12. 2026-06-05
    days on market $42,100 Active 40 DOM
13. 2026-06-02
    days on market $42,100 Active 38 DOM
14. 2026-06-01
    pricedays on market $42,100 Active 37 DOM
15. 2026-05-31
    days on market $41,600 Active 36 DOM
16. 2026-05-30
    days on market $41,600 Active 35 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,938
• − Mortgage interest: −$2,358
• − Property taxes: −$632
• − Insurance: −$210
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$1,225
• Taxable income: $13,163
• Est. tax owed @ 24.0%: −$3,159
• After-tax cash flow: $9,890/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 · 1 photo

Fair 45/100 Cosmetic rehab

This well-maintained manufactured home requires minor cosmetic updates to its exterior and landscaping to boost its resale and rental value.

Repairs flagged

• Minor Landscaping — Overgrown grass and bushes need trimming
• Minor Exterior paint — Paint appears slightly faded

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and value
• Both Trim landscaping — Neat landscaping improves curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown grass and bushes need trimming	Minor	$500–3,000
Exterior paint · Paint appears slightly faded	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Fresh paint enhances curb appeal and value ↑
• Both Trim landscaping — Neat landscaping improves curb appeal and value ↑

ⓘ 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: Lawrence
• NCES district ID: 2008400
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 44% ▬ 0.00%
• Median HH income: $46,259
• Composite: 32.02/100
• National rank: #5826
• State rank: #46 of 169 in KS

Livability — Lawrence

• Score: 88/100
• State rank: #1
• US rank: #237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lawrence, KS
• County: Douglas County · 100,966 people
• City population: 100,966
• Metro: Lawrence, KS
• Population (ZIP): 19,658
• Household income: $65,478
• Rent vs Own: 55.2% rent · 44.8% own
• Severe rent burden: 1201.0

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 136,863 people
• By 2030: 147,255 · +7.6%
• By 2040: 167,760 · +22.6%
• By 2050: 190,593 · +39.3%
• By 2075: 253,850 · +85.5%
• By 2100: 314,741 · +130.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 10% Asian 9% Hispanic / Latino 7% Black 6% Native American 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Iranian 3% Italian 2%
• Foreign-born: 11% · China, Canada, Vietnam
• Languages at home: 85% English-only · Chinese 4% Spanish 3% Other Asian/Pacific 2%

Political lean MEDSL · Douglas

• 2024 margin: Solid D (+38.0) · D 68.2% · R 30.2% · Other 1.6%
• 2008→2024 swing: +7.2pp toward D · 2008: 30.8pp · 2024: 38.0pp
• All cycles: 2024: D+38.0 2020: D+39.5 2016: D+32.7 2012: D+23.7 2008: D+30.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -246.73%
• Current HPI: 236.534
• Rent YoY: ▲ 9.36%
• Metro: Lawrence, KS
• State GDP YoY: —
• F500 in state: 0