1044 Barnett Ave · Kansas City, KS 66102

$119,900

3 bd · 2.0 ba · 1,508 sqft · SingleFamily public records · 1 Days on market

Built 1910

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Why this score? — see what drove the B- 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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Rent growth +4.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all Investors!! Great rental property rented for $900 month, 12 months lease expiring 12/31/2019. Renter wants to stay. Well maintain, newer hvac, thermal windows, 2 full baths, ceramic floors in kitchen and bathrooms. Listing agent is related to the seller who is licensed in KS and Missouri Excellent cash flow!!

Key facts

• Built 1910

Property features AI

Exterior

• Home design: Built in 1910; Single-family residence
• Construction: Crafted in 1910
• Exterior features: Located in the Riverview subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 10.5% 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); 113 active listings in the ZIP; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).
• This rent runs 36% 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 $829 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 23y 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.
• Current owner paid $16k; list at $120k implies a 649% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1910 — 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. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.01%
• DSCR: 1.67
• GRM: 6.3

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: 11.2%
• Equity multiple: 1.47×
• Total profit: $15,754
• Equity at exit: $17,877

10-year hold

• IRR: 24.0%
• Equity multiple: 3.58×
• Total profit: $86,545
• Equity at exit: $10,367

Cash invested: $33,572 (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: 113
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,591 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$158 /mo · $1,899/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $420

Break-even live

Break-even rent $1,059

Max offer price $119,900

Occupancy floor 69%

Sensitivity live

Price	-10% $488	-5% $454	+0% $420	+5% $386	+10% $352
Rent	-10% $294	-5% $357	+0% $420	+5% $483	+10% $546
Rate	-1.0pp $480	-0.5pp $450	base $420	+0.5pp $389	+1.0pp $357

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-26
   listed $119,900 Active
2. 2019-05-24
   soldstatus
3. 2019-05-23
   soldstatus Sold 323-char remark

   Show marketing remark (323 chars)

   Calling all Investors!! Great rental property rented for $900 month, 12 months lease expiring 12/31/2019. Renter wants to stay. Well maintain, newer hvac, thermal windows, 2 full baths, ceramic floors in kitchen and bathrooms. Listing agent is related to the seller who is licensed in KS and Missouri Excellent cash flow!!

4. 2019-02-25
   status Pending 323-char remark

   Show marketing remark (323 chars)

   Calling all Investors!! Great rental property rented for $900 month, 12 months lease expiring 12/31/2019. Renter wants to stay. Well maintain, newer hvac, thermal windows, 2 full baths, ceramic floors in kitchen and bathrooms. Listing agent is related to the seller who is licensed in KS and Missouri Excellent cash flow!!

5. 2019-02-17
   price $69,500 323-char remark

   Show marketing remark (323 chars)

   Calling all Investors!! Great rental property rented for $900 month, 12 months lease expiring 12/31/2019. Renter wants to stay. Well maintain, newer hvac, thermal windows, 2 full baths, ceramic floors in kitchen and bathrooms. Listing agent is related to the seller who is licensed in KS and Missouri Excellent cash flow!!

6. 2019-02-16
   listed $75,000 Active 323-char remark

   Show marketing remark (323 chars)

   Calling all Investors!! Great rental property rented for $900 month, 12 months lease expiring 12/31/2019. Renter wants to stay. Well maintain, newer hvac, thermal windows, 2 full baths, ceramic floors in kitchen and bathrooms. Listing agent is related to the seller who is licensed in KS and Missouri Excellent cash flow!!

7. 2015-11-05
   soldstatus
8. 2010-09-30
   historical 471-char remark

   Show marketing remark (471 chars)

   Curb appeal-wonderful remodeled 3 bed room 2 full ba 2 story w/ finished rm in bsment. Spacious formal living & dining rms, Kit has new ceramic floors. New windows. BARGAIN was $89900. Much like homes in Brookside/Waldo. New floors through the house, ceramic floors in kitchen and bathrooms, new carpet in second level, newer windows, updated electrical and plumbing. HUGE driveway and freshly painted in and out. This home has lots to offer come see for yourself.

9. 2010-03-30
   listed $64,900 471-char remark

   Show marketing remark (471 chars)

   Curb appeal-wonderful remodeled 3 bed room 2 full ba 2 story w/ finished rm in bsment. Spacious formal living & dining rms, Kit has new ceramic floors. New windows. BARGAIN was $89900. Much like homes in Brookside/Waldo. New floors through the house, ceramic floors in kitchen and bathrooms, new carpet in second level, newer windows, updated electrical and plumbing. HUGE driveway and freshly painted in and out. This home has lots to offer come see for yourself.

10. 2010-03-27
    historical
11. 2009-10-21
    listed $66,900
12. 2009-10-20
    historical
13. 2008-11-08
    listed $74,500
14. 2008-10-14
    soldstatus
15. 2008-09-18
    listed $13,900
16. 2008-08-01
    soldstatus
17. 2003-02-28
    soldstatus
18. 2003-01-29
    listed $16,000
19. 1995-10-01
    soldstatus $16,000

ⓘ 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: $1,899 · $158/mo
• Projected year-2 tax: $1,899 · $158/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 1/10 Low FEMA zone X (unshaded) · 0% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,092
• − Mortgage interest: −$6,716
• − Property taxes: −$1,899
• − Insurance: −$600
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$3,488
• Taxable income: $3,335
• Est. tax owed @ 24.0%: −$800
• After-tax cash flow: $4,239/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

+649.4% since first listed

19 events — show timeline

• 2026-05-26 Listed $119,900 FSBO.com
• 2019-05-24 Sold (Public Records) — Public Records
• 2019-05-23 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-02-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-02-17 Price Changed $69,500 Heartland MLS as Distributed by MLS Grid
• 2019-02-16 Listed $75,000 Heartland MLS as Distributed by MLS Grid
• 2015-11-05 Sold (Public Records) — Public Records
• 2010-09-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2010-03-30 Listed $64,900 Heartland MLS as Distributed by MLS Grid
• 2010-03-27 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2009-10-21 Listed $66,900 Heartland MLS as Distributed by MLS Grid
• 2009-10-20 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2008-11-08 Listed $74,500 Heartland MLS as Distributed by MLS Grid
• 2008-10-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-09-18 Listed $13,900 Heartland MLS as Distributed by MLS Grid
• 2008-08-01 Sold (Public Records) — Public Records
• 2003-02-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-01-29 Listed $16,000 Heartland MLS as Distributed by MLS Grid
• 1995-10-01 Sold (Public Records) $16,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,899 · +5.0% YoY. Source: county tax records.