32640 W 82nd St · De Soto, KS 66018

$100,000

3 bd · 1.0 ba · 1,122 sqft · SingleFamily public records · 19 Days on market

Built 1950 0.34 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming ranch-style home situated on a spacious 0.34-acre lot in a quiet, established area of De Soto. Built in 1950, this single-family residence offers 3 bedrooms and 1 bathroom across approximately 1,122 square feet of living space, making it a great option for first-time buyers, downsizers, or investors. The home features a functional layout with six total rooms, a partially finished basement/crawl space, and both on- and off-street parking options, including a carport. Solid construction with a block foundation and classic ranch design provides a strong base for personalization or updates. Set on a generous lot of nearly one-third acre, the property offers plenty of outdoor space for

Key facts

• Block foundation
• Ranch style home
• Spacious lot

Tags

• RANCH STYLE HOME
• SPACIOUS LOT
• PARTIALLY FINISHED BASEMENT
• ON AND OFF STREET PARKING
• BLOCK FOUNDATION
• OUTDOOR SPACE

Property features AI

Finance

• Other: Above-grade finished area reported as 1,122 (source: public records)
• HOA & community: No community maintenance provided

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Cable available; Fiber available; High-speed internet available
• Home design: Single-family residence; Bungalow floor plan; Residential property
• Construction: Frame construction; Composition roof; Approximately 76–100 years old; Slab foundation
• Exterior features: Lot approximately 0.34 acres; Located inside city limits

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Painted cabinets; Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 2.6% in De Soto — 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 62/100 on livability (#391 in KS) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: employment C-, amenities F, commute F.
• De Soto (suburban): math 49% / reading 53% proficiency, ranked #3 of 169 in KS (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Starside Elem (math 47% / reading 47%, grade D-, #200 of 684 statewide, top 33%, 445 students, 47% FRL); De Soto High School (math 48% / reading 40%, grade F, #7 of 327 statewide, top 2%, 997 students, 20% FRL) — zoned schools average 34% FRL vs 10% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 58 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,969 units permitted in Johnson County in 2024 (1,066 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Johnson County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.68% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.13%
• DSCR: 1.98
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $208,692
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32640 W 82nd St	0.00mi	3/1.0	1,122 (0%)	1mo	$100,000	$89	99
32975 W 83rd St	0.22mi	3/1.0	1,182 (+5%)	22mo	$220,000	$186	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 14.9%
• Equity multiple: 1.60×
• Total profit: $16,782
• Equity at exit: $14,910

10-year hold

• IRR: 23.7%
• Equity multiple: 3.05×
• Total profit: $57,360
• Equity at exit: $8,646

Cash invested: $28,000 (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 66018

• Home prices YoY: -29.8%
• Active inventory: 58
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,678 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$244 /mo · $2,922/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $516

Break-even live

Break-even rent $1,025

Max offer price $100,000

Occupancy floor 64%

Sensitivity live

Price	-10% $573	-5% $545	+0% $516	+5% $488	+10% $460
Rent	-10% $384	-5% $450	+0% $516	+5% $583	+10% $649
Rate	-1.0pp $567	-0.5pp $542	base $516	+0.5pp $490	+1.0pp $464

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34040 W 90th St De Soto, KS	3.0	1.0–2.0	936	$1,995	$2.13	2d	183	1.21mi
9100 Commerce Dr De Soto, KS	1.0–2.0	1.0–2.0	845	$1,500	$1.78	2d	10	1.29mi
34000 W 91st Ter De Soto, KS	2.0	2.0	1000	$1,500	$1.50	2d	1	1.38mi

Listing history 2 events

1. 2026-05-12
   status Pending
2. 2026-04-23
   listed $100,000 Active

ⓘ 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: $2,922 · $244/mo
• Projected year-2 tax: $2,922 · $244/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°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: $20,141
• − Mortgage interest: −$5,602
• − Property taxes: −$2,922
• − Insurance: −$500
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$2,909
• Taxable income: $4,986
• Est. tax owed @ 24.0%: −$1,197
• After-tax cash flow: $5,000/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: De Soto
• NCES district ID: 2005490
• Math proficiency: 49% ▼ -1.00%
• Reading proficiency: 53% ▼ -1.00%
• Median HH income: $96,361
• Composite: 48.04/100
• National rank: #2192
• State rank: #3 of 169 in KS

Livability — De Soto

• Score: 62/100
• State rank: #391
• US rank: #17209

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: De Soto, KS
• County: Johnson County · 574,662 people
• City population: 6,584
• Metro: Kansas City, MO-KS
• Population (ZIP): 6,584
• Household income: $105,357
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 174.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 663,396 people
• By 2030: 702,585 · +5.9%
• By 2040: 775,386 · +16.9%
• By 2050: 841,772 · +26.9%
• By 2075: 994,137 · +49.9%
• By 2100: 1,073,036 · +61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Italian 6% Lithuanian 5% Iranian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Johnson

• 2024 margin: Lean D (+8.5) · D 53.4% · R 44.9% · Other 1.8%
• 2008→2024 swing: +17.5pp toward D · 2008: -9.0pp · 2024: 8.5pp
• All cycles: 2024: D+8.5 2020: D+8.2 2016: R+2.7 2012: R+17.8 2008: R+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.97%
• Current HPI: 256.2394
• Rent YoY: —
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Listed $100,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+7.1%/yr

Latest (2025): $2,922 · +13.4% YoY. Source: county tax records.