3715 Pomeroy Dr · Kansas City, KS 66109

$179,950

3 bd · 1.5 ba · 1,200 sqft · Manufactured public records · 3 Days on market

Built 1953 1.22 ac lot

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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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +4.5/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Approx. 1.13 Acres! Deck off Kitchen overlooks acreage! Large Combination Living Room & Dining Room open from the Generous Kitchen with Tons of Counter Space! Inside Entry to Basement with Garage and Laundry! 3 good-sized bedrooms and large bath! Built prior to 1978 lead-based paint potentially exists-Seller has NOT tested for Lead Paint.

Key facts

• 1.22 acre lot
• Garage
• Built 1953

Property features AI

Finance

• Other: Property age approximately 51–75 years; Above-grade living area reported as 1,200 (source: public records)
• HOA & community: No association fees

Exterior

• Parking: Attached garage facing front (1 garage space)
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence (attached property); Residential property; 1.22-acre lot; Paved road with public maintenance
• Construction: Frame construction; Composition roof; Concrete basement
• Exterior features: Deck; Patio; Shed(s); Wooded acreage

Interior

• Kitchen: Built-in features in the kitchen
• Bedrooms: 3 bedrooms on the first floor
• Flooring: Carpet in multiple main-level rooms
• Bathrooms: 1 full bath with shower over tub (first floor)
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Main-floor bedroom and main-floor primary bedroom; Raised ranch / ranch floor plan
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $96 ($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 $172k (4.6% below list).
• Recommended offer: $172k (4.6% 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: 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: D D Eisenhower Middle (math 3% / reading 7%, grade F, #218 of 219 statewide, top 100%, 590 students, 79% FRL); Washington High (math 0% / reading 3%, grade F, #327 of 327 statewide, top 100%, 1,114 students, 75% FRL) — zoned schools at 77% FRL track the district average.
• Market conditions: Rents soft (-1.8%/yr); 239 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 24y ago; this cycle's ask is 260% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $171,747 (4.6% below list)

Questions for the listing agent

1. Built in 1953 — 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: 0.95% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.44×
• Total profit: $-28,033
• Equity at exit: $26,831

10-year hold

• IRR: -14.4%
• Equity multiple: 0.29×
• Total profit: $-35,829
• Equity at exit: $15,559

Cash invested: $50,386 (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 66109

• Rents YoY: -1.8%
• Active inventory: 239
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,717 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$242 /mo · $2,904/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $96

Break-even live

Break-even rent $1,596

Max offer price $179,950

Occupancy floor 89%

Sensitivity live

Price	-10% $198	-5% $147	+0% $96	+5% $45	+10% $-6
Rent	-10% $-40	-5% $28	+0% $96	+5% $164	+10% $232
Rate	-1.0pp $187	-0.5pp $142	base $96	+0.5pp $50	+1.0pp $2

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: $44,988
• Closing costs: $5,398
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8343 Leavenworth Rd Kansas City, KS	1.0–2.0	1.0	654	$1,049	$1.60	16d	4	1.08mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $179,950 Pending 3 DOM
2. 2026-06-13
   statusdays on market $179,950 Active 2 DOM
3. 2026-06-09
   days on market $179,950 Coming Soon 20 DOM
4. 2026-06-08
   days on market $179,950 Coming Soon 19 DOM
5. 2026-06-07
   days on market $179,950 Coming Soon 18 DOM
6. 2026-06-05
   days on market $179,950 Coming Soon 15 DOM
7. 2026-06-03
   days on market $179,950 Coming Soon 14 DOM
8. 2026-06-02
   days on market $179,950 Coming Soon 13 DOM
9. 2026-06-01
   days on market $179,950 Coming Soon 12 DOM
10. 2026-05-31
    days on market $179,950 Coming Soon 11 DOM
11. 2026-05-20
    historical $179,950
12. 2013-11-19
    soldstatus 350-char remark

    Show marketing remark (350 chars)

    Approx. 1.13 Acres! Deck off Kitchen overlooks acreage! Large Combination Living Room & Dining Room open from the Generous Kitchen with Tons of Counter Space! Inside Entry to Basement with Garage and Laundry! 3 good-sized bedrooms and large bath! Built prior to 1978 lead-based paint potentially exists-Seller has NOT tested for Lead Paint.

13. 2013-06-24
    listed $50,000 350-char remark

    Show marketing remark (350 chars)

    Approx. 1.13 Acres! Deck off Kitchen overlooks acreage! Large Combination Living Room & Dining Room open from the Generous Kitchen with Tons of Counter Space! Inside Entry to Basement with Garage and Laundry! 3 good-sized bedrooms and large bath! Built prior to 1978 lead-based paint potentially exists-Seller has NOT tested for Lead Paint.

14. 2002-07-22
    soldstatus 305-char remark

    Show marketing remark (305 chars)

    Newer paint, newer carept, new furnace & AC, very well remodeled home. Extra bath & shower can be redone in the basement! Beautiful sunset, horse & cows are allowed on acreage. Perfect for dogs in the backyard with fence. Bring your picky buyers & write an offer. Seller says sell!

15. 2002-07-18
    soldstatus
16. 2002-04-06
    listed $82,500 305-char remark

    Show marketing remark (305 chars)

    Newer paint, newer carept, new furnace & AC, very well remodeled home. Extra bath & shower can be redone in the basement! Beautiful sunset, horse & cows are allowed on acreage. Perfect for dogs in the backyard with fence. Bring your picky buyers & write an offer. Seller says sell!

ⓘ 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: $2,904 · $242/mo
• Projected year-2 tax: $2,904 · $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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,610
• − Mortgage interest: −$10,080
• − Property taxes: −$2,904
• − Insurance: −$900
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$5,235
• Taxable loss: −$1,806
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $1,587/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): 28,355
• Household income: $102,593
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 285.0

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 0.64)
• Race & ethnicity: White 55% Black 18% Hispanic / Latino 13% Two or more races 13% Asian 7%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 9% · Canada, Philippines, China
• Languages at home: 88% English-only · Spanish 5% Other Asian/Pacific 5% Vietnamese 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: ▼ -242.32%
• Current HPI: 182.7335
• Rent YoY: ▼ -1.79%
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+118.1% since first listed

6 events — show timeline

• 2026-05-20 Coming Soon $179,950 Heartland MLS as Distributed by MLS Grid
• 2013-11-19 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2013-06-24 Listed $50,000 Heartland MLS as Distributed by MLS Grid
• 2002-07-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-07-18 Sold (Public Records) — Public Records
• 2002-04-06 Listed $82,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+6.0%/yr

Latest (2025): $2,904 · +22.8% YoY. Source: county tax records.