6413 Anderson St · Shawnee, KS 66226

$325,000

3 bd · 2.0 ba · 1,486 sqft · SingleFamily public records · 4 Days on market

Built 1990 6,610 sqft lot Est $334k · at est.

---

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 +9.1/30.0
• ARV discount +8.8/15.0
• Schools +4.8/10.0
• Livability +4.4/5.0
• 1% rule +2.6/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BANK OWNED, selling "AS IS" no disclosures.

Key facts

• Private bath access
• Inviting dining area
• Ample cabinet space

Tags

• SPLIT-LEVEL HOME
• SPACIOUS LIVING ROOM
• INVITING DINING AREA
• AMPLE CABINET SPACE
• PRIVATE BATH ACCESS
• PARTIALLY FINISHED LOWER LEVEL

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Board & batten siding; Composition roof; Built approximately 31–40 years ago
• Exterior features: City lot

Interior

• Kitchen: Kitchen/dining combo
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Finished basement; Front/back split floor plan; Great room with fireplace
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-251 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (23.6% below list).
• Recommended offer: $248k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.2% in Shawnee — 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 87/100 on livability (#2 in KS, #276 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+.
• 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: Horizon Elementary (math 62% / reading 72%, grade B+, #31 of 684 statewide, top 6%, 372 students, 13% FRL); Monticello Trails Middle School (math 48% / reading 49%, grade C-, #4 of 219 statewide, top 2%, 699 students, 8% FRL); Mill Valley High School (math 41% / reading 40%, grade F, #19 of 327 statewide, top 6%, 1,355 students, 7% FRL) — zoned schools at 9% FRL track the district average.
• Market conditions: 101 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 2,969 units permitted in Johnson County in 2024 (1,066 in 5+ unit buildings).
• This rent is only 17% of the median local income ($174k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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.

Recommended offer $248,461 (23.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.76% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.31%
• DSCR: 0.85
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $334,350
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6410 Anderson St	0.03mi	3/2.5	1,636 (+10%)	13mo	$365,000	$223	69
22225 W 64th Ter	0.23mi	4/2.5 (+1)	1,668 (+12%)	16mo	$375,000	$225	49

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: -21.8%
• Equity multiple: 0.25×
• Total profit: $-68,654
• Equity at exit: $48,459

10-year hold

• IRR: -15.7%
• Equity multiple: 0.12×
• Total profit: $-80,323
• Equity at exit: $28,100

Cash invested: $91,000 (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 66226

• Home prices YoY: -28.0%
• Active inventory: 101
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,485 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$374 /mo · $4,493/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-251

Break-even live

Break-even rent $2,803

Max offer price $280,600

Occupancy floor —

Sensitivity live

Price	-10% $-67	-5% $-159	+0% $-251	+5% $-343	+10% $-435
Rent	-10% $-448	-5% $-349	+0% $-251	+5% $-153	+10% $-55
Rate	-1.0pp $-88	-0.5pp $-169	base $-251	+0.5pp $-336	+1.0pp $-421

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6522 Noble St Shawnee, KS	3.0–4.0	2.5	1689	$2,200	$1.30	0d	1	0.64mi
6626 Hedge Ln Ter Shawnee, KS	1.0–2.0	1.0–2.0	855	$1,195	$1.40	0d	1	0.71mi

Listing history 6 events

1. 2026-06-01
   status $325,000 Pending 4 DOM
2. 2026-05-31
   days on market $325,000 Active 4 DOM
3. 2026-05-24
   status Pending
4. 2026-05-21
   listed $325,000 Active
5. 2012-08-20
   soldstatus 53-char remark

   Show marketing remark (53 chars)

   BANK OWNED, selling "AS IS" no disclosures.

6. 2012-07-09
   listed $130,900 53-char remark

   Show marketing remark (53 chars)

   BANK OWNED, selling "AS IS" no disclosures.

ⓘ 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: $4,493 · $374/mo
• Projected year-2 tax: $4,582 · $382/mo
• Expected delta: +$89/yr (+$7/mo · 2.0%)

ⓘ 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 ≥107°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: $29,815
• − Mortgage interest: −$18,205
• − Property taxes: −$4,493
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,385
• − Management: −$2,385
• − Depreciation: −$9,455
• Taxable loss: −$8,733
• Est. tax savings @ 24.0%: +$2,096
• After-tax cash flow: $-920/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 — Shawnee

• Score: 87/100
• State rank: #2
• US rank: #276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shawnee, KS
• County: Johnson County · 574,662 people
• City population: 60,541
• Metro: Kansas City, MO-KS
• Population (ZIP): 16,219
• Household income: $173,667
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 85.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 6% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 3% Arabic 1% Other Indo-European 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: ▼ -85.26%
• Current HPI: 219.7056
• Rent YoY: —
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+148.3% since first listed

4 events — show timeline

• 2026-05-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-21 Listed $325,000 Heartland MLS as Distributed by MLS Grid
• 2012-08-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2012-07-09 Listed $130,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $4,493 · +10.5% YoY. Source: county tax records.