1524 Savage St · Eudora, KS 66025

$199,900

4 bd · 1.0 ba · 977 sqft · SingleFamily public records · 15 Days on market

Built 1992 7,680 sqft lot Est $231k · 13% under ↓ 8% since listing

---

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 +16.3/30.0
• ARV discount +13.5/15.0
• 1% rule +5.2/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Opportunity in Eudora! This ranch-style home offers great potential in a desirable Eudora location. Featuring a full finished basement, fenced backyard, and solid floor plan, this property is ready for your vision and updates. Whether you're looking for your next fix-and-flip, rental investment, or renovation project, this home presents an excellent opportunity to add value. Conveniently located near schools, parks, shopping, and commuter routes. Selling AS IS. Bring your tools and ideas and unlock this property's potential!

Key facts

• Near schools
• Near shopping
• Near parks

Tags

• FULL FINISHED BASEMENT
• FENCED BACKYARD
• DESIRABLE EUDORA LOCATION
• NEAR SCHOOLS
• NEAR PARKS
• NEAR SHOPPING

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Fixer condition
• Construction: Board & batten siding and frame construction; Composition roof
• Exterior features: Deck; Porch; Wood fencing; City lot

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms on the main level; Additional bedroom in the basement
• Flooring: Carpet flooring
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central cooling
• Interior features: Finished full basement; Ranch floor plan; Kit/Dining combo

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.4% in Eudora — 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 79/100 on livability (#19 in KS, #2,062 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Eudora (town): math 30% / reading 40% proficiency, ranked #47 of 169 in KS (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eudora Elementary School (math 33% / reading 49%, grade F, #308 of 684 statewide, top 45%, 742 students, 39% FRL); Eudora High School (math 32% / reading 37%, grade F, #32 of 327 statewide, top 13%, 541 students, 29% FRL).
• Market conditions: 35 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 $6k 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 15 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Recommended offer $196,901 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 6.95%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $230,572
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1417 Cedar St	0.12mi	3/1.5 (-1)	1,105 (+13%)	3mo	$280,000	$253	63
1009 W 14th St	0.06mi	3/2.0 (-1)	1,102 (+13%)	9mo	$260,000	$236	59
1310 Cedar St	0.22mi	3/2.0 (-1)	1,100 (+13%)	7mo	$249,500	$227	54

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-25,356
• Equity at exit: $29,806

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-12,727
• Equity at exit: $17,284

Cash invested: $55,972 (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 66025

• Home prices YoY: -22.0%
• Active inventory: 35
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,041 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$372 /mo · $4,460/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $109

Break-even live

Break-even rent $1,903

Max offer price $199,900

Occupancy floor 90%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $199,900 Active 15 DOM
2. 2026-06-18
   days on market $199,900 Active 14 DOM
3. 2026-06-17
   days on market $199,900 Active 13 DOM
4. 2026-06-16
   days on market $199,900 Active 12 DOM
5. 2026-06-15
   days on market $199,900 Active 11 DOM
6. 2026-06-14
   days on market $199,900 Active 9 DOM
7. 2026-06-13
   days on market $199,900 Active 8 DOM
8. 2026-06-10
   days on market $199,900 Active 6 DOM
9. 2026-06-09
   days on market $199,900 Active 5 DOM
10. 2026-06-08
    days on market $199,900 Active 4 DOM
11. 2026-06-07
    days on market $199,900 Active 3 DOM
12. 2026-06-05
    remarks 539-char remark
13. 2026-06-05
    listed $199,900 Active 1 DOM

ⓘ 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: $4,460 · $372/mo
• Projected year-2 tax: $4,460 · $372/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 4/10 Moderate 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,488
• − Mortgage interest: −$11,198
• − Property taxes: −$4,460
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − Depreciation: −$5,815
• Taxable loss: −$1,903
• Est. tax savings @ 24.0%: +$457
• After-tax cash flow: $1,762/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: Eudora
• NCES district ID: 2006090
• Math proficiency: 30% ▼ -1.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $66,762
• Composite: 31.91/100
• National rank: #5855
• State rank: #47 of 169 in KS

Livability — Eudora

• Score: 79/100
• State rank: #19
• US rank: #2062

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eudora, KS
• Population (ZIP): 7,858

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Serbian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1%

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: ▼ -71.11%
• Current HPI: 251.6456
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.9% since first listed

5 events — show timeline

• 2026-06-04 Listed $199,900 Heartland MLS as Distributed by MLS Grid
• 2021-06-17 Sold (Public Records) — Public Records
• 2021-06-17 Sold (MLS) — Lawrence MLS as distributed by MLS GRID
• 2021-04-25 Listed $217,000 Lawrence MLS as distributed by MLS GRID
• 1992-03-20 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $4,460 · -0.7% YoY. Source: county tax records.