3233 Glacier Dr · Lawrence, KS 66047

$185,000

3 bd · 1.0 ba · 1,054 sqft · Townhouse public records · 1 Days on market

Built 1971 4,792 sqft lot Est $169k · 10% over $60/mo HOA · 3% of rent

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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 +19.9/30.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Livability +4.4/5.0
• Rent growth +3.9/5.0
• Schools +3.2/10.0
• ARV discount +3.1/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready, one level home that is priced to sell! This home features an updated kitchen, large patio, kitchen appliances and washer/dryer staying. Three bedrooms, one bathroom and a single car garage. LOW HOA fees provide lawn care, snow removal, and access to community amenities, including a park and pool. Very convenient location!

Key facts

• Kitchen appliances
• Low hoa fees
• Washer dryer

Tags

• UPDATED KITCHEN
• LARGE PATIO
• KITCHEN APPLIANCES
• WASHER DRYER
• LOW HOA FEES
• COMMUNITY AMENITIES

Property features AI

Finance

• HOA & community: Homeowners association with $60 monthly fee

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Attached townhouse; Residential property
• Construction: Frame construction; Composition roof; Built approximately 51–75 years ago
• Exterior features: Lot approximately 4,792 square feet; Flood plain status: Unknown; Maintenance provided by community

Interior

• Bedrooms: Three bedrooms on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Electric cooling (has cooling)
• Interior features: Ranch floor plan; Slab foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 7.7% vs local median 2.7% in Lawrence — 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 88/100 on livability (#1 in KS, #237 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime D-.
• Lawrence (urban): math 31% / reading 44% proficiency, ranked #46 of 169 in KS (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.7%/yr); 78 active listings in the ZIP; 246 units permitted in Douglas County in 2024 (38 in 5+ unit buildings).
• This rent runs 35% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.03% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.19%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $168,640
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3315 Glacier Dr	0.06mi	3/1.0	1,054 (0%)	20mo	$150,000	$142	81
3227 Glacier Dr	0.03mi	3/1.5	1,124 (+7%)	14mo	$190,000	$169	74
2523 Morningside Dr	0.44mi	3/1.5	1,050 (-0%)	6mo	$179,500	$171	71
3231 W 26th St	0.04mi	3/1.0	1,200 (+14%)	12mo	$190,000	$158	65
3013 Havrone Way	0.45mi	2/1.5 (-1)	1,099 (+4%)	10mo	$175,900	$160	57
3004 Havrone Way	0.42mi	2/1.5 (-1)	1,099 (+4%)	24mo	$175,000	$159	46
2516 Crestline Ct	0.71mi	2/2.0 (-1)	940 (-11%)	12mo	$195,000	$207	30

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 · 5.74% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-10,246
• Equity at exit: $27,584

10-year hold

• IRR: 7.5%
• Equity multiple: 1.64×
• Total profit: $33,125
• Equity at exit: $15,995

Cash invested: $51,800 (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 66047

• Rents YoY: 5.7%
• Active inventory: 78
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,913 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$180 /mo · $2,159/yr
• Insurance: −$77
• HOA: −$60
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $224

Break-even live

Break-even rent $1,629

Max offer price $185,000

Occupancy floor 83%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: landscapingsnow removalpool

Listing history 2 events

1. 2026-06-18
   remarks 338-char remark

   Show marketing remark (338 chars)

   Move in ready, one level home that is priced to sell! This home features an updated kitchen, large patio, kitchen appliances and washer/dryer staying. Three bedrooms, one bathroom and a single car garage. LOW HOA fees provide lawn care, snow removal, and access to community amenities, including a park and pool. Very convenient location!

2. 2026-06-18
   listed $185,000 Active 1 DOM

   Show marketing remark (338 chars)

   Move in ready, one level home that is priced to sell! This home features an updated kitchen, large patio, kitchen appliances and washer/dryer staying. Three bedrooms, one bathroom and a single car garage. LOW HOA fees provide lawn care, snow removal, and access to community amenities, including a park and pool. Very convenient location!

ⓘ 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: $2,159 · $180/mo
• Projected year-2 tax: $2,608 · $217/mo
• Expected delta: +$449/yr (+$37/mo · 20.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 16 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: $22,957
• − Mortgage interest: −$10,363
• − Property taxes: −$2,159
• − Insurance: −$925
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − HOA: −$720
• − Depreciation: −$5,382
• Taxable loss: −$265
• Est. tax savings @ 24.0%: +$63
• After-tax cash flow: $2,754/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: Lawrence
• NCES district ID: 2008400
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 44% ▬ 0.00%
• Median HH income: $46,259
• Composite: 32.02/100
• National rank: #5826
• State rank: #46 of 169 in KS

Livability — Lawrence

• Score: 88/100
• State rank: #1
• US rank: #237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lawrence, KS
• County: Douglas County · 100,966 people
• City population: 100,966
• Metro: Lawrence, KS
• Population (ZIP): 20,473
• Household income: $65,392
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 1202.0

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 (73%)
• Race & ethnicity: White 73% Two or more races 15% Hispanic / Latino 13% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 3% Slovak 3% Romanian 3%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% Chinese 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: ▼ -181.17%
• Current HPI: 216.2381
• Rent YoY: ▲ 5.74%
• Metro: Lawrence, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+71.3% since first listed

8 events — show timeline

• 2026-06-18 Listed $185,000 Heartland MLS as Distributed by MLS Grid
• 2026-06-18 Listed $185,000 Lawrence MLS as distributed by MLS GRID
• 2020-11-10 Sold (Public Records) — Public Records
• 2018-04-27 Sold (Public Records) — Public Records
• 2018-04-27 Sold (MLS) — Lawrence MLS as distributed by MLS GRID
• 2018-03-21 Listed $108,000 Lawrence MLS as distributed by MLS GRID
• 2017-12-11 Sold (Public Records) — Public Records
• 1991-02-01 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,159 · +1.2% YoY. Source: county tax records.