417 Elm St · Emporia, KS 66801

$94,900

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 11 Days on market

Built 1921 4,356 sqft lot Est $78k · 21% 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 +15.4/30.0
• DSCR +4.7/10.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home or rental home in this renovated bungalow. This 2 bedroom 1 bath home features new windows, new roof, re-purposed hard wood floor, interior paint and much more. Hurry and schedule your showing today!

Key facts

• Quiet street
• 2024 roof
• Hardwood floors

Tags

• INVESTMENT OPPORTUNITY
• QUIET STREET
• HARDWOOD FLOORS
• REPLACEMENT WINDOWS
• 2024 ROOF
• OPEN ENTERTAINING SPACE

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water
• Home design: Single family residence (single house); Residential property
• Construction: Above-grade finished area: 832; Full unfinished concrete basement
• Exterior features: Chain link fencing; Composition roof

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Hardwood floors; Laminate floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Cooling: window units
• Interior features: Gas water heater; Window cooling units
• Laundry & utility: Laundry in basement; Full unfinished concrete basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $36 ($438/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 $88k (7.6% below list).
• Recommended offer: $88k (7.6% 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); 160 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 $656 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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: built in 1921 — 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 $87,688 (7.6% below list)

Questions for the listing agent

1. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 6.75%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $78,208
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
427 Elm St	0.03mi	2/1.0	726 (-13%)	23mo	$68,000	$94	58

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-13,235
• Equity at exit: $14,150

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-9,269
• Equity at exit: $8,205

Cash invested: $26,572 (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: 160
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $877 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$119 /mo · $1,429/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $36

Break-even live

Break-even rent $831

Max offer price $94,900

Occupancy floor 91%

Sensitivity live

Price	-10% $90	-5% $63	+0% $36	+5% $10	+10% $-17
Rent	-10% $-33	-5% $2	+0% $36	+5% $71	+10% $106
Rate	-1.0pp $84	-0.5pp $61	base $36	+0.5pp $12	+1.0pp $-13

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-22
   days on market $94,900 Active 11 DOM
2. 2026-06-19
   days on market $94,900 Active 8 DOM
3. 2026-06-18
   days on market $94,900 Active 7 DOM
4. 2026-06-17
   days on market $94,900 Active 6 DOM
5. 2026-06-16
   days on market $94,900 Active 5 DOM
6. 2026-06-15
   days on market $94,900 Active 4 DOM
7. 2026-06-14
   days on market $94,900 Active 2 DOM
8. 2026-06-12
   listed $94,900 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: $1,429 · $119/mo
• Projected year-2 tax: $1,429 · $119/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $10,523
• − Mortgage interest: −$5,316
• − Property taxes: −$1,429
• − Insurance: −$474
• − Repairs & maintenance: −$842
• − Management: −$842
• − Depreciation: −$2,761
• Taxable loss: −$1,141
• Est. tax savings @ 24.0%: +$274
• After-tax cash flow: $712/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

+430.2% since first listed

6 events — show timeline

• 2026-06-10 Listed $94,900 Sunflower MLS as distributed by MLS GRID
• 2024-04-03 Sold (Public Records) — Public Records
• 2024-04-02 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2015-07-24 Sold (Public Records) — Public Records
• 2015-07-24 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2015-07-17 Listed $17,900 Sunflower MLS as distributed by MLS GRID

Property tax history

+9.5%/yr

Latest (2025): $1,429 · +73.0% YoY. Source: county tax records.