Modern Duplex
For Sale
$179,900
16802 W Lawson, Goddard, KS 67052
Residential, Goddard, KS
Property Size1,110 SF
Lot Size0.21 Acres
Price / SF$162.07
Days on Market117
Property Features for 16802 W Lawson
General Information
Property type
Residential
Property subtype
Duplex
Property condition
Under Construction
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 1, Kitchen, Laundry Room, Bedroom 2, Bathroom 2, Bedroom 3
Patio and Porch features
Patio
Interior features
Ceiling Fan(s), Walk-In Closet(s), Window Coverings-All, Smoke Detector(s)
Exterior features
Guttering - ALL, Sprinkler System, Zero Step Entry, Frame w/Less than 50% Mas
Fireplace
1
Appliances
Dishwasher, Disposal, Microwave, Refrigerator, Range, Smoke Detector
Subdivision
CYPRESS GLEN
Lot features
Corner Lot
Elementary school
Explorer
Middle school
Eisenhower
High school
Dwight D. Eisenhower
Elementary school district
Goddard School District (USD 265)
Middle school district
Goddard School District (USD 265)
High school district
Goddard School District (USD 265)
Directions
From Maple and 167th, go north quarter mile to Kashmir, west to home on corner.
Standard status
Active
APN
145-21-0-44-02-001.00
Size
1,110 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 1 BLOCK A CYPRESS GLEN ADDITION
Tax Annual Amount
2200
HOA Fee
$840 Annually
Legal Description
LOT 1 BLOCK A CYPRESS GLEN ADDITION
Utilities
Utilities
Natural Gas Available
Heating system
Forced Air, Natural Gas
Cooling system
Central Air, Electric
Amenities
fireplace
Building Details
Year built
2025
Floors in Building
1
Flooring type
Smoke detector(s)
Roof type
Composition
Architectural style
Ranch
Listing Agency:
ERA Great American Realty · ERA Real Estate
(316) 686-4111
Listed By:
Reuben Loyd · License #SP00222634
(316) 806-1241
Added: May 1
Changed: Aug 23
Last Checked: Aug 25 at 6:06AM
MLS# 672224
Copyright © 2026 South Central Kansas MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2025 duplex property occupies 0.21 acres and includes a ranch-style residence with zero-step entry. Interior features include vaulted ceilings, a fireplace, quartz countertops, a subway tile backsplash, a walk-in pantry, an island with seating, luxury vinyl flooring, and a primary suite with a walk-in four-foot shower. Natural gas forced-air heating and central air conditioning support year-round comfort.
Exterior improvements include a new privacy fence, new lawn, sprinkler system, shared irrigation well, guttering, and a patio. The property is located in Goddard, Kansas, within the Goddard school district. Additional features include a composition roof, central air, and included kitchen appliances.
Exterior improvements include a new privacy fence, new lawn, sprinkler system, shared irrigation well, guttering, and a patio. The property is located in Goddard, Kansas, within the Goddard school district. Additional features include a composition roof, central air, and included kitchen appliances.
Key Highlights
- 2025 construction on a 0.21‑acre lot
- Zero‑step entry and ranch‑style design
- Quartz kitchen counters, subway tile backsplash, pantry, and seating island
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$9,281
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.16%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$185,620
$185.6K
Cap Rate 7%
$132,586
$132.6K
Cap Rate 9%
$103,122
$103.1K
Market Conditions
NOI Build-Up for 1,110 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$14.0K $12.60/SF
− Vacancy
−$727 −$0.66/SF
EGI
$13.3K $11.94/SF
− OpEx
−$4.0K −$3.58/SF
NOI
$9.3K $8.36/SF
Area
Sedgwick County, KS
Vacancy
5.20%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$185,620
Cap Rate 7%
$132,586
Cap Rate 9%
$103,122
Alternative Uses
Best Use
Multifamily LT 5
$132.6K
$116.0K – $154.7K
NOI $9,281 @ 7.0% cap · market cap 5.16%
Second Best
Apartment 5plus
$122.3K
$107.0K – $142.7K
NOI $8,560 @ 7.0% cap · market cap 4.76%
Theoretical Best
Office A
$231.4K
$202.4K – $269.9K
NOI $16,195 @ 7.0% cap · market cap 9.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
15
Businesses Nearby
Explore this area
Business Placement
Demographics for 67052, KS
8,977
Population
3,081
Households
2.9
Avg Household Size
36
Median Age
39%
College-Educated
98%
High-School Grad
51.8 sq mi
ZIP Area
173
Density / Sq Mi
$104,044
Median Household Income
$48,428
Median Earnings
$1,372
Median Rent
$253,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - New construction features zero-step entry, a fireplace, and a fenced rear yard with irrigation improvements.
Where is this duplex located?
The property is located at 16802 W Lawson Goddard, KS.
What is the asking price?
The asking price for this property is $179,900.
What are key features of this property?
This property features: 2025 construction on a 0.21‑acre lot; Zero‑step entry and ranch‑style design; Quartz kitchen counters, subway tile backsplash, pantry, and seating island
