733 E 9th Ave · Emporia, KS 66801

$92,900

2 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 14 Days on market

Built 1957 9,583 sqft lot Est $88k · 5% over

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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 +13.8/30.0
• 1% rule +5.4/10.0
• ARV discount +5.0/15.0
• DSCR +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

Listing remarks MLS

Well cared for ranch style home with great floor plan. Updated windows, awesome oak custom interior doors, additional bath in basement.

Key facts

• Hardwood flooring
• Updated windows
• Large kitchen

Tags

• NEIGHBORHOOD PARK
• LARGE KITCHEN
• HARDWOOD FLOORING
• UPDATED WINDOWS

Property features AI

Exterior

• Parking: Attached garage (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Frame construction
• Construction: Composition roof
• Exterior features: Patio

Interior

• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Gas water heater; Full, unfinished concrete basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $9 ($112/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($963 rent vs $93k).

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: W A White Elem (math 32% / reading 32%, grade F, #423 of 684 statewide, top 66%, 219 students, 84% 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 $642 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,900

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 1.04% ✓
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $88,088
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 Sylvan St	0.22mi	3/1.0 (+1)	1,279 (+12%)	19mo	$98,500	$77	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-14,590
• Equity at exit: $13,852

10-year hold

• IRR: -7.7%
• Equity multiple: 0.52×
• Total profit: $-12,476
• Equity at exit: $8,032

Cash invested: $26,012 (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: $963 medium
• Mortgage (P&I): −$487
• Tax from tax record: −$225 /mo · $2,705/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $9

Break-even live

Break-even rent $951

Max offer price $92,900

Occupancy floor 94%

Sensitivity live

Price	-10% $62	-5% $36	+0% $9	+5% $-17	+10% $-43
Rent	-10% $-67	-5% $-29	+0% $9	+5% $47	+10% $85
Rate	-1.0pp $56	-0.5pp $33	base $9	+0.5pp $-15	+1.0pp $-39

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: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-20
   status Pending
2. 2026-05-03
   listed $92,900 Active
3. 2018-06-20
   soldstatus 135-char remark

   Show marketing remark (135 chars)

   Well cared for ranch style home with great floor plan. Updated windows, awesome oak custom interior doors, additional bath in basement.

4. 2018-06-20
   soldstatus

   Show marketing remark (135 chars)

   Well cared for ranch style home with great floor plan. Updated windows, awesome oak custom interior doors, additional bath in basement.

5. 2018-05-08
   listed $85,900 135-char remark

   Show marketing remark (135 chars)

   Well cared for ranch style home with great floor plan. Updated windows, awesome oak custom interior doors, additional bath in basement.

ⓘ 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: $2,705 · $225/mo
• Projected year-2 tax: $2,705 · $225/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 2/10 Low
• 🌡 Heat 4/10 Moderate 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: $11,554
• − Mortgage interest: −$5,204
• − Property taxes: −$2,705
• − Insurance: −$464
• − Repairs & maintenance: −$924
• − Management: −$924
• − Depreciation: −$2,703
• Taxable loss: −$1,370
• Est. tax savings @ 24.0%: +$329
• After-tax cash flow: $441/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

+8.1% since first listed

5 events — show timeline

• 2026-05-20 Pending — Sunflower MLS as distributed by MLS GRID
• 2026-05-03 Listed $92,900 Sunflower MLS as distributed by MLS GRID
• 2018-06-20 Sold (Public Records) — Public Records
• 2018-06-20 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2018-05-08 Listed $85,900 Sunflower MLS as distributed by MLS GRID

Property tax history

+7.7%/yr

Latest (2025): $2,705 · +13.4% YoY. Source: county tax records.