21 Congress St · Emporia, KS 66801

$125,000

4 bd · 2.0 ba · 1,175 sqft · SingleFamily public records · 38 Days on market

Built 1990

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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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Key facts

• New siding
• New flooring
• New sewer lines

Tags

• NEW ROOF
• NEW SIDING
• NEW WINDOWS
• NEW FLOORING
• NEW SEWER LINES
• NEW WATER LINES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $26 ($308/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (7.8% below list).
• Recommended offer: $115k (7.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#60 in KS, #3,810 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, commute F, employment D-.
• Emporia (town): math 19% / reading 30% proficiency, ranked #146 of 169 in KS (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Riverside Elementary (math 17% / reading 22%, grade F, #593 of 684 statewide, top 89%, 424 students, 77% FRL); Emporia Middle School (math 12% / reading 24%, grade F, #164 of 219 statewide, top 76%, 900 students, 62% FRL); Emporia High (math 18% / reading 29%, grade F, #161 of 327 statewide, top 50%, 1,510 students, 51% FRL).
• Market conditions: Rents rising (+2.8%/yr); 162 active listings in the ZIP; 33 units permitted in Lyon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lyon 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 38 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $125k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $115,294 (7.8% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
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. 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. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-18,846
• Equity at exit: $18,638

10-year hold

• IRR: -6.9%
• Equity multiple: 0.57×
• Total profit: $-15,224
• Equity at exit: $10,808

Cash invested: $35,000 (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 66801

• Rents YoY: 2.8%
• Active inventory: 162
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$178 /mo · $2,131/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $26

Break-even live

Break-even rent $1,120

Max offer price $125,000

Occupancy floor 93%

Sensitivity live

Price	-10% $96	-5% $61	+0% $26	+5% $-10	+10% $-45
Rent	-10% $-65	-5% $-20	+0% $26	+5% $71	+10% $117
Rate	-1.0pp $89	-0.5pp $57	base $26	+0.5pp $-7	+1.0pp $-40

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $125,000 Active 38 DOM
2. 2026-06-18
   days on market $125,000 Active 37 DOM
3. 2026-06-17
   days on market $125,000 Active 36 DOM
4. 2026-06-16
   days on market $125,000 Active 35 DOM
5. 2026-06-15
   days on market $125,000 Active 34 DOM
6. 2026-06-14
   days on market $125,000 Active 32 DOM
7. 2026-06-12
   days on market $125,000 Active 31 DOM
8. 2026-06-09
   days on market $125,000 Active 28 DOM
9. 2026-06-08
   days on market $125,000 Active 27 DOM
10. 2026-06-07
    days on market $125,000 Active 26 DOM
11. 2026-06-05
    days on market $125,000 Active 24 DOM
12. 2026-06-03
    days on market $125,000 Active 22 DOM
13. 2026-06-02
    days on market $125,000 Active 21 DOM
14. 2026-06-01
    days on market $125,000 Active 20 DOM
15. 2026-05-31
    days on market $125,000 Active 19 DOM
16. 2026-05-30
    days on market $125,000 Active 18 DOM
17. 2026-05-12
    listed $125,000 Active
18. 2002-03-01
    soldstatus $53,000
19. 1997-07-01
    soldstatus $42,500
20. 1985-03-01
    soldstatus $31,000

ⓘ 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: $2,131 · $178/mo
• Projected year-2 tax: $2,131 · $178/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,835
• − Mortgage interest: −$7,002
• − Property taxes: −$2,131
• − Insurance: −$625
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$3,636
• Taxable loss: −$1,773
• Est. tax savings @ 24.0%: +$425
• After-tax cash flow: $733/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: Emporia
• NCES district ID: 2005940
• Math proficiency: 19% ▼ -8.00%
• Reading proficiency: 30% ▼ -1.00%
• Median HH income: $36,740
• Composite: 20.34/100
• National rank: #8607
• State rank: #146 of 169 in KS

Livability — Emporia

• Score: 75/100
• State rank: #60
• US rank: #3810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Emporia, KS
• County: Lyon County · 27,585 people
• City population: 27,585
• Metro: Emporia, KS
• Population (ZIP): 27,585
• Household income: $56,794
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 1054.0

Population outlook (Lyon County) Hauer SSP2

• Today (2025): 33,170 people
• By 2030: 33,104 · -0.2%
• By 2040: 32,526 · -1.9%
• By 2050: 31,863 · -3.9%
• By 2075: 31,879 · -3.9%
• By 2100: 30,609 · -7.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 27% Two or more races 20% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 17%

Political lean MEDSL · Lyon

• 2024 margin: R (+14.7) · D 41.6% · R 56.3% · Other 2.1%
• 2008→2024 swing: -8.7pp toward R · 2008: -6.0pp · 2024: -14.7pp
• All cycles: 2024: R+14.7 2020: R+11.0 2016: R+16.2 2012: R+11.9 2008: R+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -186.93%
• Current HPI: 186.0786
• Rent YoY: ▲ 2.78%
• Metro: Emporia, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+303.2% since first listed

4 events — show timeline

• 2026-05-12 Listed $125,000 FSBO.com
• 2002-03-01 Sold (Public Records) $53,000 Public Records
• 1997-07-01 Sold (Public Records) $42,500 Public Records
• 1985-03-01 Sold (Public Records) $31,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $2,131 · +16.0% YoY. Source: county tax records.