502 Neosho St · Emporia, KS 66801

$115,000

4 bd · 3.0 ba · 2,348 sqft · MultiFamily public records · 101 Days on market

Built 1900 3,920 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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Property has 3 units, 2 1BR, & 1 2BR with income of $685. Tenant pays gas & elect, owner pays water $95. Newer furnaces & coil for AC. Contact Jeff Kitselman at 620-757-6833 to view!

Key facts

• Tri-plex
• Commercial space
• 3,920 sq ft lot

Tags

• TRI-PLEX
• COMMERCIAL SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $115k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.

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 $795 of loan paydown is wiped out by about $3k 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 101 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $485k (81%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $115k implies a 539% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.05% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.76%
• DSCR: 1.39
• GRM: 8.0

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-3,956
• Equity at exit: $17,147

10-year hold

• IRR: 6.2%
• Equity multiple: 1.45×
• Total profit: $14,628
• Equity at exit: $9,943

Cash invested: $32,200 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $235

Break-even live

Break-even rent $906

Max offer price $115,000

Occupancy floor 75%

Sensitivity live

Price	-10% $300	-5% $268	+0% $235	+5% $203	+10% $170
Rent	-10% $140	-5% $188	+0% $235	+5% $283	+10% $330
Rate	-1.0pp $293	-0.5pp $264	base $235	+0.5pp $205	+1.0pp $175

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $115,000 Active 101 DOM
2. 2026-06-18
   days on market $115,000 Active 100 DOM
3. 2026-06-17
   days on market $115,000 Active 99 DOM
4. 2026-06-16
   days on market $115,000 Active 98 DOM
5. 2026-06-15
   days on market $115,000 Active 97 DOM
6. 2026-06-14
   days on market $115,000 Active 95 DOM
7. 2026-06-12
   days on market $115,000 Active 94 DOM
8. 2026-06-09
   status $115,000 Active 91 DOM
9. 2026-05-15
   status Pending
10. 2026-05-15
    price $115,000
11. 2025-08-18
    price $115,000
12. 2025-08-18
    price $110,000
13. 2025-07-07
    price $120,000
14. 2025-02-19
    historical
15. 2024-11-18
    listed $600,000 Active
16. 2021-07-15
    soldstatus
17. 2016-06-03
    soldstatus 199-char remark

    Show marketing remark (199 chars)

    Property has 3 units, 2 1BR, & 1 2BR with income of $685. Tenant pays gas & elect, owner pays water $95. Newer furnaces & coil for AC. Contact Jeff Kitselman at 620-757-6833 to view!

18. 2016-06-03
    soldstatus

    Show marketing remark (199 chars)

    Property has 3 units, 2 1BR, & 1 2BR with income of $685. Tenant pays gas & elect, owner pays water $95. Newer furnaces & coil for AC. Contact Jeff Kitselman at 620-757-6833 to view!

19. 2015-11-24
    listed $33,400 199-char remark

    Show marketing remark (199 chars)

    Property has 3 units, 2 1BR, & 1 2BR with income of $685. Tenant pays gas & elect, owner pays water $95. Newer furnaces & coil for AC. Contact Jeff Kitselman at 620-757-6833 to view!

20. 2015-03-09
    listed $40,000
21. 1989-04-01
    soldstatus $18,000

ⓘ 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: $772 · $64/mo
• Projected year-2 tax: $1,622 · $135/mo
• Expected delta: +$849/yr (+$71/mo · 109.9%)

ⓘ 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 ≥107°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: $14,438
• − Mortgage interest: −$6,442
• − Property taxes: −$772
• − Insurance: −$575
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$3,345
• Taxable income: $993
• Est. tax owed @ 24.0%: −$238
• After-tax cash flow: $2,583/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

+538.9% since first listed

13 events — show timeline

• 2026-05-15 Pending — Sunflower MLS as distributed by MLS GRID
• 2026-05-15 Price Changed $115,000 Sunflower MLS as distributed by MLS GRID
• 2025-08-18 Price Changed $115,000 Sunflower MLS as distributed by MLS GRID
• 2025-08-18 Price Changed $110,000 Sunflower MLS as distributed by MLS GRID
• 2025-07-07 Price Changed $120,000 Sunflower MLS as distributed by MLS GRID
• 2025-02-19 Delisted — Sunflower MLS as distributed by MLS GRID
• 2024-11-18 Listed $600,000 Sunflower MLS as distributed by MLS GRID
• 2021-07-15 Sold (Public Records) — Public Records
• 2016-06-03 Sold (Public Records) — Public Records
• 2016-06-03 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2015-11-24 Listed $33,400 Sunflower MLS as distributed by MLS GRID
• 2015-03-09 Listed $40,000 Sunflower MLS as distributed by MLS GRID
• 1989-04-01 Sold (Public Records) $18,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $772 · +8.6% YoY. Source: county tax records.