823 Englewood St · Lansing, KS 66043

$254,950

3 bd · 1.5 ba · 1,029 sqft · SingleFamily public records · 22 Days on market

Built 1980 0.28 ac lot Est $235k · 9% over

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Why this score? — see what drove the F 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 +9.9/30.0
• Livability +3.8/5.0
• ARV discount +3.6/15.0
• Schools +3.6/10.0
• 1% rule +2.8/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

We have new exterior paint. Newer finished basement w/ 1/2 bath (very nice). Nice lot w/ mature trees and close to schools. Home located on Cud-de-sac. Lg Storage shed in fenced backyard. Kitchen walks out large deck.

Key facts

• Updated siding
• Newer roof
• Eat in kitchen

Tags

• FINISHED BASEMENT
• UPDATED BATHROOMS
• EAT IN KITCHEN
• NEWER ROOF
• UPDATED SIDING
• NEWER HVAC

Property features AI

Finance

• Other: Not in a flood plain
• HOA & community: No association fees

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Split-entry design; Faces front (garage faces front)
• Construction: Frame construction; Composition roof
• Exterior features: City lot; Lot dimensions approximately 118 x 124

Interior

• Kitchen: Kitchen on the first floor; Kitchen/dining combo
• Bedrooms: 3 bedrooms (all on the first floor)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Electric cooling (central AC)
• Interior features: Finished full basement with garage entrance; Family room; Living room; Dining area combined with kitchen; Split entry floor plan; One fireplace in the family room
• Laundry & utility: Dryer hookup (electric) in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (22.2% below list).
• Recommended offer: $198k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.5% in Lansing — 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 76/100 on livability (#52 in KS, #3,637 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, amenities F, commute F.
• Lansing (town): math 32% / reading 45% proficiency, ranked #25 of 169 in KS (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; solid renter incomes; 347 units permitted in Leavenworth County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Leavenworth County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $83k; list at $255k implies a 207% gain — meaningful room to come down on a strong offer.

Recommended offer $198,380 (22.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.69%
• DSCR: 0.88
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $234,612
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 Holiday Dr	0.57mi	3/1.5	907 (-12%)	1mo	$207,000	$228	53
208 Highland St	0.75mi	3/1.5	1,068 (+4%)	17mo	$239,500	$224	44

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: -20.8%
• Equity multiple: 0.28×
• Total profit: $-51,490
• Equity at exit: $38,014

10-year hold

• IRR: -14.1%
• Equity multiple: 0.19×
• Total profit: $-57,917
• Equity at exit: $22,043

Cash invested: $71,386 (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 66043

• Home prices YoY: -17.8%
• Active inventory: 53
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,984 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$284 /mo · $3,407/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-160

Break-even live

Break-even rent $2,186

Max offer price $226,700

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-88	+0% $-160	+5% $-232	+10% $-304
Rent	-10% $-317	-5% $-238	+0% $-160	+5% $-82	+10% $-3
Rate	-1.0pp $-32	-0.5pp $-95	base $-160	+0.5pp $-226	+1.0pp $-293

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: $63,738
• Closing costs: $7,648
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-22
   status Active
2. 2026-05-13
   status Pending
3. 2026-05-05
   price $254,950
4. 2026-04-24
   listed $264,950 Active
5. 2026-04-07
   soldstatus
6. 2007-10-31
   soldstatus
7. 2006-07-06
   soldstatus
8. 2006-06-29
   soldstatus 217-char remark

   Show marketing remark (217 chars)

   We have new exterior paint. Newer finished basement w/ 1/2 bath (very nice). Nice lot w/ mature trees and close to schools. Home located on Cud-de-sac. Lg Storage shed in fenced backyard. Kitchen walks out large deck.

9. 2006-06-17
   listed $124,500 217-char remark

   Show marketing remark (217 chars)

   We have new exterior paint. Newer finished basement w/ 1/2 bath (very nice). Nice lot w/ mature trees and close to schools. Home located on Cud-de-sac. Lg Storage shed in fenced backyard. Kitchen walks out large deck.

10. 1997-12-01
    soldstatus $83,000

ⓘ 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: $3,407 · $284/mo
• Projected year-2 tax: $3,595 · $300/mo
• Expected delta: +$188/yr (+$16/mo · 5.5%)

ⓘ 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 ≥107°F today · 17 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: $23,806
• − Mortgage interest: −$14,281
• − Property taxes: −$3,407
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − Depreciation: −$7,417
• Taxable loss: −$6,383
• Est. tax savings @ 24.0%: +$1,532
• After-tax cash flow: $-387/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: Lansing
• NCES district ID: 2008340
• Math proficiency: 32% ▼ -3.00%
• Reading proficiency: 45% ▲ 1.00%
• Median HH income: $82,125
• Composite: 36.27/100
• National rank: #4703
• State rank: #25 of 169 in KS

Livability — Lansing

• Score: 76/100
• State rank: #52
• US rank: #3637

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lansing, KS
• County: Leavenworth County · 57,713 people
• City population: 11,056
• Metro: Kansas City, MO-KS
• Population (ZIP): 11,056
• Household income: $103,060
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 154.0

Population outlook (Leavenworth County) Hauer SSP2

• Today (2025): 85,138 people
• By 2030: 87,518 · +2.8%
• By 2040: 91,715 · +7.7%
• By 2050: 95,304 · +11.9%
• By 2075: 103,750 · +21.9%
• By 2100: 101,230 · +18.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 13% Two or more races 11% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Leavenworth

• 2024 margin: Strong R (+22.8) · D 37.6% · R 60.4% · Other 2.1%
• 2008→2024 swing: -11.2pp toward R · 2008: -11.6pp · 2024: -22.8pp
• All cycles: 2024: R+22.8 2020: R+21.1 2016: R+24.7 2012: R+20.2 2008: R+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.88%
• Current HPI: 192.7951
• Rent YoY: —
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+207.2% since first listed

10 events — show timeline

• 2026-05-22 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $254,950 Heartland MLS as Distributed by MLS Grid
• 2026-04-24 Listed $264,950 Heartland MLS as Distributed by MLS Grid
• 2026-04-07 Sold (Public Records) — Public Records
• 2007-10-31 Sold (Public Records) — Public Records
• 2006-07-06 Sold (Public Records) — Public Records
• 2006-06-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-06-17 Listed $124,500 Heartland MLS as Distributed by MLS Grid
• 1997-12-01 Sold (Public Records) $83,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,407 · +4.0% YoY. Source: county tax records.