1505 W 25th Ct Unit B7 · Lawrence, KS 66046

$147,900

2 bd · 1.0 ba · 682 sqft · Condo public records · 85 Days on market

Built 1987 $150/mo HOA · 11% of rent

---

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 +10.7/30.0
• ARV discount +7.5/15.0
• Rent growth +4.8/5.0
• Livability +4.4/5.0
• 1% rule +3.9/10.0
• Schools +3.2/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience effortless main-level living in this beautifully situated 2-bedroom, 1-bath condo in the heart of Central Lawrence, just moments from the University of Kansas. Sunlight pours into the open living spaces, creating a bright, airy feel that instantly feels like home. Ideally located near parks, shopping, dining, and campus amenities, this condo offers a seamless blend of convenience and comfort. Whether you're searching for a place to call home or a smart investment opportunity, this property checks all the boxes.

Key facts

• Open living spaces
• Near dining
• Near shopping

Tags

• MAIN-LEVEL LIVING
• OPEN LIVING SPACES
• NEAR PARKS
• NEAR SHOPPING
• NEAR DINING
• NEAR CAMPUS AMENITIES

Property features AI

Finance

• HOA & community: Homeowners association with maintenance structure and snow removal; HOA fee $1,800 annually (approximately $150/month)

Exterior

• Utilities: Public water; Electricity available
• Home design: Residential condominium; Zoned R
• Construction: Vinyl siding
• Exterior features: Composition roof

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Microwave
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Dishwasher; Microwave; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $148k.

Deal economics

• At list price, monthly cash flow is $-70 ($-837/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (11.1% below list).
• Recommended offer: $131k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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); 61 active listings in the ZIP; 246 units permitted in Douglas County in 2024 (38 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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

• 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 $131,459 (11.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.89% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 9.4

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: -13.7%
• Equity multiple: 0.48×
• Total profit: $-21,388
• Equity at exit: $22,052

10-year hold

• IRR: 2.1%
• Equity multiple: 1.18×
• Total profit: $7,571
• Equity at exit: $12,788

Cash invested: $41,412 (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: 61
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$121 /mo · $1,453/yr
• Insurance: −$62
• HOA: −$150
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $-70

Break-even live

Break-even rent $1,403

Max offer price $135,579

Occupancy floor —

Sensitivity live

Price	-10% $14	-5% $-28	+0% $-70	+5% $-112	+10% $-153
Rent	-10% $-174	-5% $-122	+0% $-70	+5% $-18	+10% $34
Rate	-1.0pp $5	-0.5pp $-32	base $-70	+0.5pp $-108	+1.0pp $-147

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: $36,975
• Closing costs: $4,437
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-19
   days on market $147,900 Active 85 DOM
2. 2026-06-18
   days on market $147,900 Active 84 DOM
3. 2026-06-17
   days on market $147,900 Active 83 DOM
4. 2026-06-16
   days on market $147,900 Active 82 DOM
5. 2026-06-15
   days on market $147,900 Active 81 DOM
6. 2026-06-14
   days on market $147,900 Active 79 DOM
7. 2026-06-13
   days on market $147,900 Active 78 DOM
8. 2026-06-10
   days on market $147,900 Active 76 DOM
9. 2026-06-09
   days on market $147,900 Active 75 DOM
10. 2026-06-08
    days on market $147,900 Active 74 DOM
11. 2026-06-07
    days on market $147,900 Active 73 DOM
12. 2026-06-05
    pricedays on market $147,900 Active 70 DOM
13. 2026-06-02
    days on market $148,900 Active 68 DOM
14. 2026-06-01
    days on market $148,900 Active 67 DOM
15. 2026-05-31
    days on market $148,900 Active 66 DOM
16. 2026-05-30
    days on market $148,900 Active 65 DOM
17. 2026-03-25
    listed $148,900 Active
18. 2026-02-01
    historical $1,000
19. 2026-01-04
    listed $1,000
20. 2022-10-05
    soldstatus
21. 2020-06-12
    soldstatus
22. 2019-10-29
    listed $84,950

ⓘ 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: $1,453 · $121/mo
• Projected year-2 tax: $2,085 · $174/mo
• Expected delta: +$633/yr (+$53/mo · 43.6%)

ⓘ 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 1/10 Low
• 🌡 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: $15,775
• − Mortgage interest: −$8,285
• − Property taxes: −$1,453
• − Insurance: −$740
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − HOA: −$1,800
• − Depreciation: −$4,303
• Taxable loss: −$3,328
• Est. tax savings @ 24.0%: +$799
• After-tax cash flow: $-38/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: 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

Price history

+75.3% since first listed

6 events — show timeline

• 2026-03-25 Listed $148,900 Lawrence MLS as distributed by MLS GRID
• 2026-02-01 Rental Removed $1,000 Avail
• 2026-01-04 Listed for Rent $1,000 Avail
• 2022-10-05 Sold (Public Records) — Public Records
• 2020-06-12 Sold (Public Records) — Public Records
• 2019-10-29 Listed $84,950 Lawrence MLS as distributed by MLS GRID

Property tax history

+1.8%/yr

Latest (2025): $1,453 · -12.5% YoY. Source: county tax records.