850 Woodend St · Kansas City, KS 66103

$199,500

3 bd · 1.5 ba · 1,620 sqft · SingleFamily public records · 6 Days on market

Built 2001 8,276 sqft lot Est $334k · 40% under

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Why this score? — see what drove the C+ 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 +20.9/30.0
• ARV discount +15.0/15.0
• 1% rule +6.8/10.0
• DSCR +6.6/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Manufactured ranch home offers living rm, formal dining rm, kitchen with breakfast area, den/office, plus three bedrooms and two baths. Needs some work to interior.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 2001

Property features AI

Finance

• Other: Living area reported as 1,904 (public records)
• HOA & community: No association fees

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic sewer
• Home design: Single-family residence; Residential property; One-story
• Construction: Frame construction; Composition roof; Built within last 21–30 years
• Exterior features: Lot approximately 8,276 sq ft; Location accessible from Merriam Lane/Woodend area

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling (central)
• Interior features: Ranch floor plan; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.0% 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: Thomas A Edison Elem (math 22% / reading 22%, grade F, #569 of 684 statewide, top 85%, 225 students, 88% FRL); Rosedale Middle (math 5% / reading 10%, grade F, #207 of 219 statewide, top 95%, 798 students, 56% FRL); J C Harmon High (math 0% / reading 4%, grade F, #326 of 327 statewide, top 100%, 1,330 students, 79% FRL).
• Market conditions: Rents rising fast (+5.8%/yr); 58 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).
• At $2,355/mo this rent would consume 54% of the median local household income ($52k/yr) (locally 805% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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: property tax is 2.7% of price.

Recommended offer $199,500

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.18% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.93%
• DSCR: 1.26
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $333,720
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3901 W 47th St	0.54mi	3/2.0	1,752 (+8%)	4mo	$325,000	$186	56
4733 Fontana St	0.68mi	3/2.0	1,506 (-7%)	1mo	$370,000	$246	54
4016 W 47th Ter	0.56mi	3/2.0	1,428 (-12%)	1mo	$385,000	$270	51
4101 Elledge Dr	0.67mi	3/1.5	1,580 (-2%)	21mo	$324,000	$205	47
4721 El Monte St	0.65mi	4/2.5 (+1)	1,764 (+9%)	0mo	$400,000	$227	46
4724 Delmar St	0.62mi	2/2.5 (-1)	1,504 (-7%)	6mo	$249,000	$166	45
3912 Elledge Dr	0.56mi	3/1.0	1,412 (-13%)	10mo	$289,000	$205	42
4018 W 47th Ter	0.56mi	2/2.0 (-1)	1,572 (-3%)	24mo	$340,000	$216	42
4716 Fontana St	0.67mi	3/2.5	1,846 (+14%)	4mo	$365,000	$198	38
3527 W 47th Ter	0.71mi	3/1.5	1,438 (-11%)	23mo	$338,000	$235	29
4731 Windsor St	0.72mi	4/3.0 (+1)	1,836 (+13%)	13mo	$379,000	$206	22

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 · 5.78% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-7,812
• Equity at exit: $29,746

10-year hold

• IRR: 9.3%
• Equity multiple: 1.82×
• Total profit: $45,910
• Equity at exit: $17,249

Cash invested: $55,860 (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 66103

• Home prices YoY: -20.2%
• Rents YoY: 5.8%
• Active inventory: 58
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,355 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$455 /mo · $5,460/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $276

Break-even live

Break-even rent $2,005

Max offer price $199,500

Occupancy floor 83%

Sensitivity live

Price	-10% $389	-5% $333	+0% $276	+5% $220	+10% $163
Rent	-10% $90	-5% $183	+0% $276	+5% $369	+10% $462
Rate	-1.0pp $377	-0.5pp $327	base $276	+0.5pp $224	+1.0pp $172

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4904 Fontana St Roeland Park, KS	3.0	2.0	1834	$2,700	$1.47	16d	1	0.92mi
3600 Rainbow Blvd Kansas City, KS	2.0	1.0–2.0	811	$3,310	$4.08	12d	38	1.13mi
2200 W 47th Pl Mission, KS	3.0	1.0–2.0	1053	$5,637	$5.35	4d	3	1.25mi
3939 State Line Rd Kansas City, MO	2.0	1.0–2.0	939	$2,740	$2.92	5d	53	1.37mi
4336 Bell St Kansas City, MO	2.0	3.0	1820	$2,575	$1.41	21d	1	1.38mi
2900 W 53rd St Fairway, KS	2.0	2.0	1250	$2,590	$2.07	4d	1	1.42mi
5329 Linden St Roeland Park, KS	3.0	1.5	1112	$2,050	$1.84	3d	1	1.47mi
5300 Rosewood St Mission, KS	3.0	1.5	1420	$2,800	$1.97	25d	1	1.49mi

Listing history 9 events

1. 2026-06-05
   days on market $199,500 Active 6 DOM
2. 2026-06-03
   days on market $199,500 Active 5 DOM
3. 2026-06-02
   days on market $199,500 Active 4 DOM
4. 2026-06-01
   days on market $199,500 Active 3 DOM
5. 2026-05-31
   days on market $199,500 Active 2 DOM
6. 2026-05-29
   listed $199,500 Active
7. 2008-01-18
   soldstatus 164-char remark

   Show marketing remark (164 chars)

   Manufactured ranch home offers living rm, formal dining rm, kitchen with breakfast area, den/office, plus three bedrooms and two baths. Needs some work to interior.

8. 2007-06-27
   listed $52,900 164-char remark

   Show marketing remark (164 chars)

   Manufactured ranch home offers living rm, formal dining rm, kitchen with breakfast area, den/office, plus three bedrooms and two baths. Needs some work to interior.

9. 2000-03-21
   soldstatus

ⓘ 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: $5,460 · $455/mo
• Projected year-2 tax: $5,460 · $455/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 ≥106°F today · 16 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: $28,260
• − Mortgage interest: −$11,175
• − Property taxes: −$5,460
• − Insurance: −$998
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − Depreciation: −$5,804
• Taxable income: $302
• Est. tax owed @ 24.0%: −$72
• After-tax cash flow: $3,241/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): 12,730
• Household income: $52,479
• Rent vs Own: 59.4% rent · 40.6% own
• Severe rent burden: 805.0

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 0.69)
• Race & ethnicity: White 45% Hispanic / Latino 31% Two or more races 12% Black 12% Asian 6% Native American 3%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 1%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 74% English-only · Spanish 20% Other Indo-European 1% Other Asian/Pacific 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: ▼ -93.15%
• Current HPI: 368.8332
• Rent YoY: ▲ 5.78%
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+277.1% since first listed

4 events — show timeline

• 2026-05-29 Listed $199,500 Heartland MLS as Distributed by MLS Grid
• 2008-01-18 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-06-27 Listed $52,900 Heartland MLS as Distributed by MLS Grid
• 2000-03-21 Sold (Public Records) — Public Records

Property tax history

+10.4%/yr

Latest (2025): $5,460 · +8.2% YoY. Source: county tax records.