212 S 8th St · Kansas City, KS 66101

$167,000

3 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 5 Days on market

Built 1910 3,920 sqft lot

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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 +20.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

Check out this beautiful 3 bed 1 bath, Located Close to Downtown! This updated Bungalow has lots of new! New renovations include, Fresh Interior paint, New Laminate floor and carpet, Newer roof, new water heater, newer windows. The outside leaves nothing to be desired with a beautiful front porch and a nice new deck in the backyard. The property comes with 2 additional lots. 210 and 208 S 8th ST. This home is ready for you!

Key facts

• 3,920 sq ft lot
• Built 1910
• Listed 5 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $167k).
• Cap rate 7.8% 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: Whittier Elem (math 9% / reading 17%, grade F, #639 of 684 statewide, top 94%, 480 students, 94% FRL); Wyandotte High (math 2% / reading 3%, grade F, #325 of 327 statewide, top 99%, 1,832 students, 83% FRL).
• Market conditions: 42 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); lower-income renter base — watch delinquency; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).
• At $1,768/mo this rent would consume 50% of the median local household income ($43k/yr) (locally 457% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Wyandotte County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 29y 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 $30k; list at $167k implies a 458% 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 $167,000

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: 1.06% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 3.23×
• Total profit: $104,332
• Equity at exit: $150,447

10-year hold

• IRR: 24.6%
• Equity multiple: 7.35×
• Total profit: $296,851
• Equity at exit: $324,444

Cash invested: $46,760 (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 66101

• Home prices YoY: 20.4%
• Active inventory: 42
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,768 medium
• Mortgage (P&I): −$876
• Tax from tax record: −$242 /mo · $2,906/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $209

Break-even live

Break-even rent $1,503

Max offer price $167,000

Occupancy floor 83%

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 S James St Kansas City, KS	2.0	1.0–2.0	806	$2,149	$2.66	17d	18	1.27mi
1660 Genessee St Kansas City, MO	2.0	1.0–2.0	817	$1,780	$2.18	2d	17	1.37mi
1515 W 9th St Kansas City, MO	2.0	1.0–2.0	706	$1,675	$2.37	2d	49	1.47mi

Listing history 13 events

1. 2026-04-28
   status Pending
2. 2026-04-23
   listed $167,000 Active
3. 2026-04-13
   historical $167,000
4. 2022-07-18
   soldstatus
5. 2022-07-14
   soldstatus Closed 427-char remark

   Show marketing remark (427 chars)

   Check out this beautiful 3 bed 1 bath, Located Close to Downtown! This updated Bungalow has lots of new! New renovations include, Fresh Interior paint, New Laminate floor and carpet, Newer roof, new water heater, newer windows. The outside leaves nothing to be desired with a beautiful front porch and a nice new deck in the backyard. The property comes with 2 additional lots. 210 and 208 S 8th ST. This home is ready for you!

6. 2022-06-14
   status Pending 427-char remark

   Show marketing remark (427 chars)

   Check out this beautiful 3 bed 1 bath, Located Close to Downtown! This updated Bungalow has lots of new! New renovations include, Fresh Interior paint, New Laminate floor and carpet, Newer roof, new water heater, newer windows. The outside leaves nothing to be desired with a beautiful front porch and a nice new deck in the backyard. The property comes with 2 additional lots. 210 and 208 S 8th ST. This home is ready for you!

7. 2022-05-30
   listed $150,000 Active 427-char remark

   Show marketing remark (427 chars)

   Check out this beautiful 3 bed 1 bath, Located Close to Downtown! This updated Bungalow has lots of new! New renovations include, Fresh Interior paint, New Laminate floor and carpet, Newer roof, new water heater, newer windows. The outside leaves nothing to be desired with a beautiful front porch and a nice new deck in the backyard. The property comes with 2 additional lots. 210 and 208 S 8th ST. This home is ready for you!

8. 2015-05-18
   historical 278-char remark

   Show marketing remark (278 chars)

   MANY UPDATES IN THIS HOME YOU MUST SEE. EXCELLENT INVESTMENT OPPORTUNITY:GREAT NEIGHBORHOOD, HOME FEATURES LARGE KITCHEN, DINNING ROOM, NEW WINDOWS, NEW COUNTER TOP, HAS TWO LOTS THAT GOES WITH THIS HOME. 2 BEDROOM ADDED ONE IN BASEMENT BRING YOUR BUYER WILL LOOK AT ALL OFFERS

9. 2015-02-10
   listed $59,950 278-char remark

   Show marketing remark (278 chars)

   MANY UPDATES IN THIS HOME YOU MUST SEE. EXCELLENT INVESTMENT OPPORTUNITY:GREAT NEIGHBORHOOD, HOME FEATURES LARGE KITCHEN, DINNING ROOM, NEW WINDOWS, NEW COUNTER TOP, HAS TWO LOTS THAT GOES WITH THIS HOME. 2 BEDROOM ADDED ONE IN BASEMENT BRING YOUR BUYER WILL LOOK AT ALL OFFERS

10. 2007-10-09
    listed $65,000
11. 1998-06-05
    soldstatus
12. 1998-05-01
    soldstatus $29,950
13. 1997-08-10
    listed $29,950

ⓘ 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: $2,906 · $242/mo
• Projected year-2 tax: $2,906 · $242/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 · 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: $21,218
• − Mortgage interest: −$9,355
• − Property taxes: −$2,906
• − Insurance: −$835
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$4,858
• Taxable loss: −$131
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $2,543/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): 12,556
• Household income: $42,551
• Rent vs Own: 60.8% rent · 39.2% own
• Severe rent burden: 457.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% Black 30% White 16% Two or more races 10% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 29% · Canada, India
• Languages at home: 53% English-only · Spanish 39% 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: ▲ 77.98%
• Current HPI: 460.4303
• Rent YoY: —
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+457.6% since first listed

13 events — show timeline

• 2026-04-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Listed $167,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-13 Coming Soon $167,000 Heartland MLS as Distributed by MLS Grid
• 2022-07-18 Sold (Public Records) — Public Records
• 2022-07-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-06-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-05-30 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2015-05-18 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2015-02-10 Listed $59,950 Heartland MLS as Distributed by MLS Grid
• 2007-10-09 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 1998-06-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1998-05-01 Sold (Public Records) $29,950 Public Records
• 1997-08-10 Listed $29,950 Heartland MLS as Distributed by MLS Grid

Property tax history

+10.4%/yr

Latest (2025): $2,906 · +8.5% YoY. Source: county tax records.