1129 S 36th St · Kansas City, KS 66106

$210,000

3 bd · 1.5 ba · 1,234 sqft · SingleFamily public records · 3 Days on market

Built 1920 6,098 sqft lot

---

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 +16.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated Bungalow with Covered Front Porch! Kitchen showcases new granite countertops, undermount sink, faucet, and stainless steel appliances including refrigerator! The full bath has been updated with new tub/shower tile surround, toilet, faucet, vanity and light fixture! Plus, a new half bath has been added to this home! Fresh coat of paint on both interior and exterior of home! New carpet and vinyl plank flooring! New water heater! Some updated HVAC ductwork and some new blinds! Check it out today!

Key facts

• Main floor primary
• Great lot
• Tons of storage

Tags

• BUNGALOW
• ORIGINAL CABINETS
• TONS OF STORAGE
• MAIN FLOOR PRIMARY
• HALF BATHROOM ON SUITE
• GREAT LOT

Property features AI

Finance

• Other: Living area approximately 1,130; Lot about 6,098 square feet; About 101+ years old
• HOA & community: No association fees; No maintenance provided

Exterior

• Parking: Other parking
• Security: Security system
• Utilities: City/public water (verify); Sewer: unknown
• Home design: Single family residence; Bungalow floor plan; Residential property
• Construction: Frame and stucco construction; Composition roof; Has unfinished basement
• Exterior features: Deck; Porch

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Electric range; Stainless steel appliances
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Luxury vinyl; Wood
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Electric cooling; Window unit(s)
• Interior features: Stained cabinets; Liv/Dining combo; Security system
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (4.8% below list).
• Recommended offer: $200k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.8% in Kansas City — 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 72/100 on livability (#103 in KS) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment D-.
• Kansas City (urban): math 8% / reading 15% proficiency, ranked #169 of 169 in KS (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: New Stanley Elem (math 8% / reading 17%, grade F, #643 of 684 statewide, top 95%, 214 students, 91% FRL); Argentine Middle (math 3% / reading 11%, grade F, #210 of 219 statewide, top 98%, 569 students, 86% FRL); J C Harmon High (math 0% / reading 4%, grade F, #326 of 327 statewide, top 100%, 1,330 students, 79% FRL) — zoned schools at 85% FRL track the district average.
• Market conditions: 92 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).
• This rent runs 39% of the median local income ($61k/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.
• Wyandotte County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 13y 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

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,866 (4.8% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. Crime grade is F 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: 0.95% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.70%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.56×
• Total profit: $-25,587
• Equity at exit: $31,312

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-11,335
• Equity at exit: $18,157

Cash invested: $58,800 (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 66106

• Active inventory: 92
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,999 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$258 /mo · $3,097/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $132

Break-even live

Break-even rent $1,831

Max offer price $210,000

Occupancy floor 88%

Sensitivity live

Price	-10% $251	-5% $192	+0% $132	+5% $73	+10% $13
Rent	-10% $-26	-5% $53	+0% $132	+5% $211	+10% $290
Rate	-1.0pp $238	-0.5pp $186	base $132	+0.5pp $78	+1.0pp $22

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5012 Powell Ave Kansas City, KS	3.0	2.0	1452	$1,895	$1.31	16d	1	1.29mi
2118 S 47th St Kansas City, KS	3.0	1.0	1008	$2,400	$2.38	19d	1	1.45mi

Listing history 3 events

1. 2026-06-21
   days on market $210,000 Active 3 DOM
2. 2026-06-19
   remarks 457-char remark
3. 2026-06-19
   listed $210,000 Active 1 DOM

ⓘ 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: $3,097 · $258/mo
• Projected year-2 tax: $3,097 · $258/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,984
• − Mortgage interest: −$11,763
• − Property taxes: −$3,097
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − Depreciation: −$6,109
• Taxable loss: −$1,873
• Est. tax savings @ 24.0%: +$449
• After-tax cash flow: $2,035/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: Kansas City
• NCES district ID: 2007950
• Math proficiency: 8% ▼ -10.00%
• Reading proficiency: 15% ▼ -4.00%
• Median HH income: $34,774
• Composite: 9.38/100
• National rank: #9856
• State rank: #169 of 169 in KS

Livability — Kansas City

• Score: 72/100
• State rank: #103
• US rank: #6054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kansas City, KS
• County: Wyandotte County · 130,206 people
• City population: 130,206
• Metro: Kansas City, MO-KS
• Population (ZIP): 24,245
• Household income: $61,331
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 583.0

Population outlook (Wyandotte County) Hauer SSP2

• Today (2025): 177,063 people
• By 2030: 183,212 · +3.5%
• By 2040: 195,697 · +10.5%
• By 2050: 207,897 · +17.4%
• By 2075: 236,169 · +33.4%
• By 2100: 255,790 · +44.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 47% Hispanic / Latino 38% Two or more races 12% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 68% English-only · Spanish 29% Other Asian/Pacific 2%

Political lean MEDSL · Wyandotte

• 2024 margin: Strong D (+23.9) · D 61.1% · R 37.3% · Other 1.6%
• 2008→2024 swing: -17.0pp toward R · 2008: 40.9pp · 2024: 23.9pp
• All cycles: 2024: D+23.9 2020: D+30.9 2016: D+29.1 2012: D+36.4 2008: D+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -253.32%
• Current HPI: 239.6957
• Rent YoY: —
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+200.2% since first listed

16 events — show timeline

• 2026-06-18 Listed $210,000 Heartland MLS as Distributed by MLS Grid
• 2023-05-09 Sold (Public Records) — Public Records
• 2023-05-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-04-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-04-03 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-03-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-03-09 Price Changed $150,000 Heartland MLS as Distributed by MLS Grid
• 2023-03-02 Listed $165,000 Heartland MLS as Distributed by MLS Grid
• 2022-09-22 Sold (Public Records) — Public Records
• 2022-09-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-08-16 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-07-31 Contingent — Heartland MLS as Distributed by MLS Grid
• 2022-07-29 Listed $100,000 Heartland MLS as Distributed by MLS Grid
• 2014-04-22 Listed $69,950 Heartland MLS as Distributed by MLS Grid
• 2014-04-10 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2013-11-16 Listed $69,950 Heartland MLS as Distributed by MLS Grid

Property tax history

+13.4%/yr

Latest (2025): $3,097 · +10.0% YoY. Source: county tax records.