303 S Garfield Ave · Lyons, KS 67554

$105,000

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 21 Days on market

Built 1945 10,454 sqft lot

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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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Key facts

• Alley access
• Remodeled
• New kitchen cabinets

Tags

• CORNER LOT
• ALLEY ACCESS
• DETACHED GARAGE
• SIDE LOT
• REMODELED
• NEW KITCHEN CABINETS

Property features AI

Exterior

• Parking: Detached garage with 1 garage space; One parking space total; Alley access
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Metal siding; Shingle roof
• Exterior features: Wood fencing; Corner lot; Paved road access; Yard shed(s)

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Tile; Vinyl; Wood
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central air; Ceiling fans; Electric cooling; Electric heating; Natural gas heating
• Interior features: Tile, vinyl, and wood flooring; Partially finished basement; No fireplace
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#207 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: employment D+, amenities F, commute F.
• Lyons (town): math 23% / reading 26% proficiency, ranked #136 of 169 in KS (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lyons Central Elementary (math 32% / reading 42%, grade F, #358 of 684 statewide, top 56%, 157 students, 76% FRL); Lyons Middle School (math 17% / reading 17%, grade F, #167 of 219 statewide, top 78%, 187 students, 81% FRL); Lyons High School (math 15% / reading 5%, grade F, #289 of 327 statewide, top 93%, 212 students, 82% FRL) — zoned schools average 80% FRL vs 64% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 30 active listings in the ZIP; 13 units permitted in Rice County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Rice County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $105k implies a 304% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — 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. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.38%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-7,041
• Equity at exit: $15,656

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $6,757
• Equity at exit: $9,078

Cash invested: $29,400 (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 67554

• Active inventory: 30
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $156

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 81%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $105,000 Active 21 DOM
2. 2026-06-17
   days on market $105,000 Active 20 DOM
3. 2026-06-16
   days on market $105,000 Active 19 DOM
4. 2026-06-15
   days on market $105,000 Active 18 DOM
5. 2026-06-13
   days on market $105,000 Active 16 DOM
6. 2026-06-12
   days on market $105,000 Active 15 DOM
7. 2026-06-09
   days on market $105,000 Active 12 DOM
8. 2026-06-08
   days on market $105,000 Active 11 DOM
9. 2026-06-07
   days on market $105,000 Active 10 DOM
10. 2026-06-05
    days on market $105,000 Active 8 DOM
11. 2026-06-04
    days on market $105,000 Active 6 DOM
12. 2026-06-02
    days on market $105,000 Active 5 DOM
13. 2026-06-01
    days on market $105,000 Active 4 DOM
14. 2026-05-31
    days on market $105,000 Active 3 DOM
15. 2026-05-31
    days on market $105,000 Active 2 DOM
16. 2026-05-28
    listed $105,000 Active
17. 2005-06-01
    soldstatus $26,000
18. 1999-11-01
    soldstatus $20,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,397
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$3,055
• Taxable income: $217
• Est. tax owed @ 24.0%: −$52
• After-tax cash flow: $1,824/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: Lyons
• NCES district ID: 2009030
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 26% ▼ -4.00%
• Median HH income: $47,109
• Composite: 21.36/100
• National rank: #8363
• State rank: #136 of 169 in KS

Livability — Lyons

• Score: 68/100
• State rank: #207
• US rank: #9304

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lyons, KS
• Population (ZIP): 4,122

Population outlook (Rice County) Hauer SSP2

• Today (2025): 9,798 people
• By 2030: 9,694 · -1.1%
• By 2040: 9,507 · -3.0%
• By 2050: 9,457 · -3.5%
• By 2075: 9,487 · -3.2%
• By 2100: 9,144 · -6.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 24% Two or more races 17% Black 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Iranian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Rice

• 2024 margin: Solid R (+56.7) · D 20.8% · R 77.5% · Other 1.7%
• 2008→2024 swing: -16.5pp toward R · 2008: -40.2pp · 2024: -56.7pp
• All cycles: 2024: R+56.7 2020: R+52.8 2016: R+55.6 2012: R+47.8 2008: R+40.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.91%
• Current HPI: 165.4881
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+425.0% since first listed

3 events — show timeline

• 2026-05-28 Listed $105,000 MKMLS as distributed by MLS GRID
• 2005-06-01 Sold (Public Records) $26,000 Public Records
• 1999-11-01 Sold (Public Records) $20,000 Public Records