New Ranch
For Sale
$179,900
16804 W Lawson, Goddard, KS 67052
Residential, Goddard, KS
Property Size1,110 SF
Lot Size0.21 Acres
Price / SF$162.07
Days on Market151
Property Features for 16804 W Lawson
General Information
Property type
Residential
Property subtype
Duplex
Property condition
Under Construction
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Laundry Room, Kitchen, Bathroom 2, Bedroom 1, Bedroom 3, Bathroom 1
Patio and Porch features
Patio
Interior features
Ceiling Fan(s), Walk-In Closet(s), Window Coverings-All
Exterior features
Guttering - ALL, Sprinkler System, Zero Step Entry, Frame w/Less than 50% Mas
Fireplace
1
Appliances
Dishwasher, Disposal, Microwave, Refrigerator, Range
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
Natural Gas, Forced Air
Cooling system
Central Air, Electric
Amenities
fireplace
vaulted ceilings
quartz countertops
subway tile backsplash
walk-in pantry
kitchen island
primary suite
luxury vinyl flooring
private rear yard
privacy fence
new lawn
lawn sprinkler system
shared irrigation well
Building Details
Year built
2025
Floors in Building
1
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: Apr 7
Changed: Sep 2
Last Checked: Sep 4 at 6:06PM
MLS# 670824
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 ranch-style duplex property is listed as under construction and is planned with zero-step entry. The described residence includes 1,110 square feet with three bedrooms, two bathrooms, a vaulted living room, abundant natural light, and a fireplace. Interior finishes include quartz kitchen countertops, a subway tile backsplash, an island with seating, a walk-in pantry, luxury vinyl flooring, and a primary suite with a walk-in four-foot shower. A laundry room and listed kitchen appliances are included.
The property is situated on a 0.21-acre lot in Goddard, Kansas, within the Goddard Schools area. Exterior features include a private rear yard, new privacy fencing, a new lawn, a sprinkler system, shared irrigation well, guttering, and a patio. Heating is provided by natural gas forced air, with electric central air conditioning.
The property is situated on a 0.21-acre lot in Goddard, Kansas, within the Goddard Schools area. Exterior features include a private rear yard, new privacy fencing, a new lawn, a sprinkler system, shared irrigation well, guttering, and a patio. Heating is provided by natural gas forced air, with electric central air conditioning.
Key Highlights
- Duplex property with ranch‑style design and zero‑step entry
- 1,110 square feet with 3 bedrooms and 2 bathrooms
- Quartz countertops, subway tile backsplash, island, and walk‑in pantry
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
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Frequently Asked Questions
What type of property is this?
Duplex - Under-construction duplex property with stair-free entry, modern finishes, and a fenced rear yard in Goddard.
Where is this duplex located?
The property is located at 16804 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: Duplex property with ranch‑style design and zero‑step entry; 1,110 square feet with 3 bedrooms and 2 bathrooms; Quartz countertops, subway tile backsplash, island, and walk‑in pantry
