New Duplex with Ranch-Style
For Sale
$359,900
16802 W Lawson, Goddard, KS 67052
Residential Income, Goddard, KS
Property Size2,220 SF
Lot Size0.21 Acres
Price / SF$162.12
Days on Market112
Property Features for 16802 W Lawson
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Parking
4
Appliances
Dishwasher, Disposal, Microwave, Range, Refrigerator
Subdivision
CYPRESS GLEN
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 a quarter mile to Kashmir, then right on Lawson.
Standard status
Active
APN
145-21-0-44-02-001.00
Size
2,220 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
4337
HOA Fee
$1,680 Annually
Legal Description
LOT 1 BLOCK A CYPRESS GLEN ADDITION
Utilities
Utilities
Natural Gas Available
Heating system
Forced Air, Natural Gas
Cooling system
Electric
Water source
Public
Amenities
fireplace
vaulted ceilings
quartz countertops
subway tile backsplash
walk-in pantry
island
luxury vinyl flooring
utility room
new lawn
privacy fence
shared irrigation well
Building Details
Year built
2025
Number of units
2
Building materials
Frame
Roof type
Composition
Architectural style
Other
Listing Agency:
ERA Great American Realty · ERA Real Estate
(316) 686-4111
Listed By:
Reuben Loyd · License #SP00222634
(316) 806-1241
Added: May 6
Changed: Aug 23
Last Checked: Aug 25 at 6:06AM
MLS# 672548
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 2,220-square-foot duplex in Goddard is under construction and scheduled for 2025 completion. The ranch-style design provides stair-free living, with a vaulted living room, fireplace, quartz kitchen counters, subway tile backsplash, walk-in pantry, and seating island. The residence includes three bedrooms and two bathrooms, including a primary suite with a walk-in closet and four-foot shower. Luxury vinyl flooring extends throughout, while the utility room connects to an extended two-car garage.
Outdoor improvements include a new lawn, sprinkler system, shared irrigation well, and enclosed rear yard with a privacy fence. The property has a 0.21-acre lot, public water, natural gas availability, forced-air heating, electric cooling, and a composition roof. Located in Goddard, the property is associated with Goddard schools.
Outdoor improvements include a new lawn, sprinkler system, shared irrigation well, and enclosed rear yard with a privacy fence. The property has a 0.21-acre lot, public water, natural gas availability, forced-air heating, electric cooling, and a composition roof. Located in Goddard, the property is associated with Goddard schools.
Key Highlights
- Duplex with 2,220 square feet of property size
- Three‑bedroom, two‑bath ranch‑style layout
- Under construction with 2025 year built
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
$18,562
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%
$371,240
$371.2K
Cap Rate 7%
$265,171
$265.2K
Cap Rate 9%
$206,244
$206.2K
Market Conditions
NOI Build-Up for 2,220 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
$28.0K $12.60/SF
− Vacancy
−$1.5K −$0.66/SF
EGI
$26.5K $11.94/SF
− OpEx
−$8.0K −$3.58/SF
NOI
$18.6K $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%
$371,240
Cap Rate 7%
$265,171
Cap Rate 9%
$206,244
Alternative Uses
Best Use
Multifamily LT 5
$265.2K
$232.0K – $309.4K
NOI $18,562 @ 7.0% cap · market cap 5.16%
Second Best
Apartment 5plus
$244.6K
$214.0K – $285.4K
NOI $17,121 @ 7.0% cap · market cap 4.76%
Theoretical Best
Office A
$462.7K
$404.9K – $539.8K
NOI $32,390 @ 7.0% cap · market cap 9.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
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
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Frequently Asked Questions
What type of property is this?
Duplex - Under-construction duplex featuring accessible single-level living and contemporary residential finishes.
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 $359,900.
What are key features of this property?
This property features: Duplex with 2,220 square feet of property size; Three‑bedroom, two‑bath ranch‑style layout; Under construction with 2025 year built
