352 N 32nd St · Kansas City, KS 66102

$218,000

5 bd · 2.0 ba · 1,426 sqft · SingleFamily public records · 12 Days on market

Built 1930 5,663 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 +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Rent growth +4.6/5.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your finishing touches to the Spacious home with loads of living space! 3 Car Detached Garage plus an additional attached Basement Garage. This one will go Fast!

Key facts

• Multitude of outlets
• Air compressor lines
• Professional wiring

Tags

• FULLY-EQUIPPED 6-CAR GARAGE
• PROFESSIONAL-GRADE WORKSHOP
• SEPARATE ELECTRICAL PANEL
• MULTITUDE OF OUTLETS
• AIR COMPRESSOR LINES
• PROFESSIONAL WIRING

Property features AI

Exterior

• Parking: Attached tandem garage with 7 garage spaces; Basement access to garage; Secured parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; 2-story floor plan; East-facing
• Construction: Stone and frame construction with wood siding; Composition roof; Built approximately 76–100 years ago
• Exterior features: Privacy wood fencing; Not in a flood plain

Interior

• Kitchen: Dishwasher; Refrigerator; Gas range
• Bedrooms: 4 bedrooms; Laundry located on bedroom level
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Dishwasher, Refrigerator, Gas Range; Concrete basement with garage and inside entrances; Air conditioning (electric); Natural gas heating
• Laundry & utility: Laundry on bedroom level

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/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 $186k (14.7% below list).
• Recommended offer: $186k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: schools F, 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.
• Market conditions: Rents rising fast (+8.4%/yr); 109 active listings in the ZIP; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).
• This rent runs 42% of the median local income ($53k/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 $2k of loan paydown is wiped out by about $7k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $185,900 (14.7% below list)

Questions for the listing agent

1. Built in 1930 — 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: 0.85% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.21%
• DSCR: 1.10
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.70×
• Total profit: $-18,403
• Equity at exit: $32,505

10-year hold

• IRR: 6.8%
• Equity multiple: 1.62×
• Total profit: $37,650
• Equity at exit: $18,849

Cash invested: $61,040 (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 66102

• Home prices YoY: -8.7%
• Rents YoY: 8.4%
• Active inventory: 109
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,859 medium
• Mortgage (P&I): −$1,143
• Tax from tax record: −$122 /mo · $1,465/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $112

Break-even live

Break-even rent $1,717

Max offer price $218,000

Occupancy floor 89%

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $218,000 Active 12 DOM
2. 2026-06-17
   days on market $218,000 Active 11 DOM
3. 2026-06-16
   days on market $218,000 Active 10 DOM
4. 2026-06-15
   days on market $218,000 Active 9 DOM
5. 2026-06-13
   days on market $218,000 Active 7 DOM
6. 2026-06-13
   days on market $218,000 Active 6 DOM
7. 2026-06-09
   days on market $218,000 Active 3 DOM
8. 2026-06-08
   days on market $218,000 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $218,000 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: $1,465 · $122/mo
• Projected year-2 tax: $3,074 · $256/mo
• Expected delta: +$1,608/yr (+$134/mo · 109.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥106°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: $22,308
• − Mortgage interest: −$12,211
• − Property taxes: −$1,465
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$6,342
• Taxable loss: −$2,370
• Est. tax savings @ 24.0%: +$569
• After-tax cash flow: $1,918/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): 29,443
• Household income: $52,861
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1253.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 53% White 19% Black 17% Two or more races 15% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Italian 1% Romanian 0%
• Foreign-born: 28% · Canada, Philippines
• Languages at home: 52% English-only · Spanish 42% Other Asian/Pacific 5% Other Indo-European 1%

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: ▼ -36.64%
• Current HPI: 383.6185
• Rent YoY: ▲ 8.36%
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+190.7% since first listed

11 events — show timeline

• 2026-06-06 Listed $218,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-08 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-23 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-15 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-03-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-19 Price Changed $220,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-25 Listed $235,000 Heartland MLS as Distributed by MLS Grid
• 2024-08-23 Sold (Public Records) — Public Records
• 2024-08-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-07-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-07-16 Listed $75,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2025): $1,465 · -47.3% YoY. Source: county tax records.