625 Lincoln St · Emporia, KS 66801

$55,000

2 bd · 1.0 ba · 666 sqft · SingleFamily public records · 38 Days on market

Built 1935 10,454 sqft lot Est $63k · 12% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +13.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Cost effective entry into becoming a landlord? Economical single family home? You decide the options here on this 2 bedroom and one bathroom home. All appliances stay - including washer and dryer. New ac unit, updated electrical panel, oversized single car garage, nice deep lot, easily fenced yard. Come see what this home has to offer and schedule your tour today.

Key facts

• Fenced back yard
• Detached garage
• 0.24 acre lot

Tags

• DETACHED GARAGE
• FENCED BACK YARD
• AMPLE OFFSTREET PARKING

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame construction
• Exterior features: Storm door(s); Fenced yard; Composition roof

Interior

• Flooring: Vinyl flooring; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Window air conditioning units
• Interior features: Storm windows; Concrete and crawl space basement
• Laundry & utility: Laundry on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($841 rent vs $55k).
• Recommended offer: $53k (3.0% 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: 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) — zoned schools at 56% FRL track the district average.
• 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).
• This rent is only 18% of the median local income ($57k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $15k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $8k; list at $55k implies a 633% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.53% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.28%
• DSCR: 1.95
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $62,604
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
427 Elm St	0.24mi	2/1.0	726 (+9%)	23mo	$68,000	$94	55

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: 13.6%
• Equity multiple: 1.54×
• Total profit: $8,319
• Equity at exit: $8,201

10-year hold

• IRR: 22.2%
• Equity multiple: 2.88×
• Total profit: $28,966
• Equity at exit: $4,755

Cash invested: $15,400 (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: 5.4×

Monthly cashflow live

• Estimated rent: $841 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$80 /mo · $960/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $273

Break-even live

Break-even rent $495

Max offer price $55,000

Occupancy floor 63%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $55,000 Active 38 DOM
2. 2026-06-18
   days on market $55,000 Active 37 DOM
3. 2026-06-17
   days on market $55,000 Active 36 DOM
4. 2026-06-16
   days on market $55,000 Active 35 DOM
5. 2026-06-15
   days on market $55,000 Active 34 DOM
6. 2026-06-14
   days on market $55,000 Active 32 DOM
7. 2026-06-12
   days on market $55,000 Active 31 DOM
8. 2026-06-09
   days on market $55,000 Active 28 DOM
9. 2026-06-08
   days on market $55,000 Active 27 DOM
10. 2026-06-07
    days on market $55,000 Active 26 DOM
11. 2026-06-05
    days on market $55,000 Active 24 DOM
12. 2026-06-03
    days on market $55,000 Active 22 DOM
13. 2026-06-02
    days on market $55,000 Active 21 DOM
14. 2026-06-01
    days on market $55,000 Active 20 DOM
15. 2026-05-31
    days on market $55,000 Active 19 DOM
16. 2026-05-30
    days on market $55,000 Active 18 DOM
17. 2026-05-11
    listed $55,000 Active
18. 2017-12-08
    soldstatus 368-char remark

    Show marketing remark (368 chars)

    Cost effective entry into becoming a landlord? Economical single family home? You decide the options here on this 2 bedroom and one bathroom home. All appliances stay - including washer and dryer. New ac unit, updated electrical panel, oversized single car garage, nice deep lot, easily fenced yard. Come see what this home has to offer and schedule your tour today.

19. 2017-12-08
    soldstatus

    Show marketing remark (368 chars)

    Cost effective entry into becoming a landlord? Economical single family home? You decide the options here on this 2 bedroom and one bathroom home. All appliances stay - including washer and dryer. New ac unit, updated electrical panel, oversized single car garage, nice deep lot, easily fenced yard. Come see what this home has to offer and schedule your tour today.

20. 2017-10-25
    listed $24,900 368-char remark

    Show marketing remark (368 chars)

    Cost effective entry into becoming a landlord? Economical single family home? You decide the options here on this 2 bedroom and one bathroom home. All appliances stay - including washer and dryer. New ac unit, updated electrical panel, oversized single car garage, nice deep lot, easily fenced yard. Come see what this home has to offer and schedule your tour today.

21. 2016-06-02
    soldstatus
22. 2016-06-01
    soldstatus
23. 2016-03-07
    listed $20,000
24. 2015-06-24
    listed $23,500
25. 1991-07-01
    soldstatus $7,500
26. 1984-07-01
    soldstatus $31,000

ⓘ 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: $960 · $80/mo
• Projected year-2 tax: $960 · $80/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 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: $10,093
• − Mortgage interest: −$3,081
• − Property taxes: −$960
• − Insurance: −$275
• − Repairs & maintenance: −$807
• − Management: −$807
• − Depreciation: −$1,600
• Taxable income: $2,563
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $2,663/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

+77.4% since first listed

10 events — show timeline

• 2026-05-11 Listed $55,000 Sunflower MLS as distributed by MLS GRID
• 2017-12-08 Sold (Public Records) — Public Records
• 2017-12-08 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2017-10-25 Listed $24,900 Sunflower MLS as distributed by MLS GRID
• 2016-06-02 Sold (Public Records) — Public Records
• 2016-06-01 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2016-03-07 Listed $20,000 Sunflower MLS as distributed by MLS GRID
• 2015-06-24 Listed $23,500 Sunflower MLS as distributed by MLS GRID
• 1991-07-01 Sold (Public Records) $7,500 Public Records
• 1984-07-01 Sold (Public Records) $31,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $960 · +8.3% YoY. Source: county tax records.