1025 Waverly Ave · Kansas City, KS 66104

$175,000

3 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 85 Days on market

Built 1910 4,547 sqft lot ↓ 10% since listing

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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 +24.8/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Help Your Clients Transition from Renting to Owning! ?? As a real estate professional, you have a unique opportunity to guide your clients toward homeownership. Spotlight on This Property! This beautiful home was fully remodeled in 2022, offering modern amenities and a prime location just minutes from downtown. It currently has a tenant paying $1,550 per month, ensuring immediate rental income. This makes it a fantastic opportunity for investors looking to add a valuable property to their portfolio.

Key facts

• 4,547 sq ft lot
• Built 1910
• Listed 84 days

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 2-story floor plan; Located inside city limits
• Construction: Frame construction with shingle and wood siding; Composition roof; Originally built over 100 years ago
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric range
• Bedrooms: 4 bedrooms (one on the first floor; three on the second floor)
• Flooring: Carpet in at least one bedroom
• Bathrooms: 2 full bathrooms (one on the first floor; one on the second floor)
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Living and dining area combined; Full unfinished basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: Wyandotte High (math 2% / reading 3%, grade F, #325 of 327 statewide, top 99%, 1,832 students, 83% FRL) — zoned schools at 83% FRL track the district average.
• Market conditions: 150 active listings in the ZIP; 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

• It's been on market 85 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.11%
• DSCR: 1.41
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.5%
• Equity multiple: 0.90×
• Total profit: $-4,699
• Equity at exit: $26,093

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $26,280
• Equity at exit: $15,131

Cash invested: $49,000 (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 66104

• Home prices YoY: -20.1%
• Active inventory: 150
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,875 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$118 /mo · $1,421/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $372

Break-even live

Break-even rent $1,404

Max offer price $175,000

Occupancy floor 75%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $175,000 Active 85 DOM
2. 2026-06-17
   days on market $175,000 Active 84 DOM
3. 2026-06-16
   days on market $175,000 Active 83 DOM
4. 2026-06-15
   days on market $175,000 Active 82 DOM
5. 2026-06-13
   days on market $175,000 Active 80 DOM
6. 2026-06-13
   days on market $175,000 Active 79 DOM
7. 2026-06-09
   days on market $175,000 Active 76 DOM
8. 2026-06-08
   days on market $175,000 Active 75 DOM
9. 2026-06-07
   days on market $175,000 Active 74 DOM
10. 2026-06-05
    days on market $175,000 Active 71 DOM
11. 2026-06-03
    days on market $175,000 Active 70 DOM
12. 2026-06-02
    days on market $175,000 Active 69 DOM
13. 2026-06-01
    days on market $175,000 Active 68 DOM
14. 2026-05-31
    days on market $175,000 Active 67 DOM
15. 2026-03-26
    listed $175,000 Active
16. 2026-03-22
    historical $175,000
17. 2025-09-08
    historical $1,550
18. 2025-08-26
    price $1,550
19. 2025-08-14
    price $1,600
20. 2025-08-06
    historical
21. 2025-08-03
    price $1,650
22. 2025-07-26
    listed $1,700
23. 2025-07-20
    historical $1,700
24. 2025-06-26
    listed $1,700
25. 2025-06-19
    price $180,000
26. 2025-05-20
    listed $195,000 Active
27. 2022-05-19
    soldstatus
28. 2018-09-26
    soldstatus
29. 2018-05-01
    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: $1,421 · $118/mo
• Projected year-2 tax: $2,468 · $206/mo
• Expected delta: +$1,046/yr (+$87/mo · 73.6%)

ⓘ 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 ≥107°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: $22,497
• − Mortgage interest: −$9,803
• − Property taxes: −$1,421
• − Insurance: −$875
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$5,091
• Taxable income: $1,708
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $4,054/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
• City population: 130,206
• Population (ZIP): 26,820

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 37% Black 32% White 20% Two or more races 15% Asian 5% Native American 3%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Iranian 1%
• Foreign-born: 20% · Canada, Philippines
• Languages at home: 61% English-only · Spanish 32% Other Asian/Pacific 4% 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: ▼ -131.50%
• Current HPI: 523.3956
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-10.3% since first listed

15 events — show timeline

• 2026-03-26 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-22 Coming Soon $175,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-08 Rental Removed $1,550 RENTEC
• 2025-08-26 Price Changed $1,550 RENTEC
• 2025-08-14 Price Changed $1,600 RENTEC
• 2025-08-06 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-08-03 Price Changed $1,650 RENTEC
• 2025-07-26 Listed for Rent $1,700 RENTEC
• 2025-07-20 Rental Removed $1,700 RENTEC
• 2025-06-26 Listed for Rent $1,700 RENTEC
• 2025-06-19 Price Changed $180,000 Heartland MLS as Distributed by MLS Grid
• 2025-05-20 Listed $195,000 Heartland MLS as Distributed by MLS Grid
• 2022-05-19 Sold (Public Records) — Public Records
• 2018-09-26 Sold (Public Records) — Public Records
• 2018-05-01 Sold (Public Records) — Public Records

Property tax history

+10.7%/yr

Latest (2025): $1,421 · +36.9% YoY. Source: county tax records.