2415 N 45th St · Kansas City, KS 66104

$180,000

2 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 18 Days on market

Built 1955 9,148 sqft lot ↓ 16% since listing

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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 +16.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.8/10.0
• 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 MLS

Discover this ranch-style home featuring an open floor plan, perfect for creating lasting memories. The newly renovated 2-bedroom, 1-bathroom house features a modern design and a cozy atmosphere, making it ideal for everyday relaxation. It includes fresh interior and exterior paint, brand new appliances, new windows, a new water heater, a roof that is under 7 years old, granite countertops, and new flooring throughout. The property includes a screened-in back porch, suitable for relaxation and entertaining, along with a spacious backyard. FIND YOUR WAY HOME!!!! Feel free to visit for a closer look.

Key facts

• 9,148 sq ft lot
• Garage
• Built 1955

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Attached garage facing front; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family attached residence; Ranch floor plan; Living area approximately 940 (above grade)
• Construction: Composition roof; Other construction materials
• Exterior features: Metal fencing; Not in a flood plain

Interior

• Kitchen: Dishwasher; Microwave; Granite countertops; Eat-in kitchen layout
• Bedrooms: 2 bedrooms (both on the first floor)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 1 full bathroom (on the first floor)
• Heating & cooling: Natural gas heating; Electric cooling (central)
• Interior features: Ceiling fans in living room and bedrooms; Formal living room; Main-floor bedroom; Eat-in kitchen; Granite counters in kitchen
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $107 ($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 $176k (2.5% below list).
• Recommended offer: $176k (2.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Eugene Ware Elem (math 8% / reading 17%, grade F, #643 of 684 statewide, top 95%, 246 students, 92% FRL); Wyandotte High (math 2% / reading 3%, grade F, #325 of 327 statewide, top 99%, 1,832 students, 83% FRL).
• 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 18 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,541 (2.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 0.98% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 8.5

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-22,279
• Equity at exit: $26,839

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-10,397
• Equity at exit: $15,563

Cash invested: $50,400 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,755 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$260 /mo · $3,125/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $107

Break-even live

Break-even rent $1,619

Max offer price $180,000

Occupancy floor 89%

Sensitivity live

Price	-10% $209	-5% $158	+0% $107	+5% $56	+10% $6
Rent	-10% $-31	-5% $38	+0% $107	+5% $177	+10% $246
Rate	-1.0pp $198	-0.5pp $153	base $107	+0.5pp $61	+1.0pp $13

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-01
   status $180,000 Pending 18 DOM
2. 2026-05-31
   days on market $180,000 Active Under Contract 18 DOM
3. 2026-05-16
   historical Active Under Contract
4. 2026-05-14
   listed $180,000 Active
5. 2026-04-18
   historical $180,000
6. 2025-01-03
   soldstatus
7. 2025-01-02
   soldstatus Closed 606-char remark

   Show marketing remark (606 chars)

   Discover this ranch-style home featuring an open floor plan, perfect for creating lasting memories. The newly renovated 2-bedroom, 1-bathroom house features a modern design and a cozy atmosphere, making it ideal for everyday relaxation. It includes fresh interior and exterior paint, brand new appliances, new windows, a new water heater, a roof that is under 7 years old, granite countertops, and new flooring throughout. The property includes a screened-in back porch, suitable for relaxation and entertaining, along with a spacious backyard. FIND YOUR WAY HOME!!!! Feel free to visit for a closer look.

8. 2024-12-24
   status Pending 606-char remark

   Show marketing remark (606 chars)

   Discover this ranch-style home featuring an open floor plan, perfect for creating lasting memories. The newly renovated 2-bedroom, 1-bathroom house features a modern design and a cozy atmosphere, making it ideal for everyday relaxation. It includes fresh interior and exterior paint, brand new appliances, new windows, a new water heater, a roof that is under 7 years old, granite countertops, and new flooring throughout. The property includes a screened-in back porch, suitable for relaxation and entertaining, along with a spacious backyard. FIND YOUR WAY HOME!!!! Feel free to visit for a closer look.

9. 2024-12-12
   historical Active Under Contract 606-char remark

   Show marketing remark (606 chars)

   Discover this ranch-style home featuring an open floor plan, perfect for creating lasting memories. The newly renovated 2-bedroom, 1-bathroom house features a modern design and a cozy atmosphere, making it ideal for everyday relaxation. It includes fresh interior and exterior paint, brand new appliances, new windows, a new water heater, a roof that is under 7 years old, granite countertops, and new flooring throughout. The property includes a screened-in back porch, suitable for relaxation and entertaining, along with a spacious backyard. FIND YOUR WAY HOME!!!! Feel free to visit for a closer look.

10. 2024-12-04
    price $189,900 606-char remark

    Show marketing remark (606 chars)

    Discover this ranch-style home featuring an open floor plan, perfect for creating lasting memories. The newly renovated 2-bedroom, 1-bathroom house features a modern design and a cozy atmosphere, making it ideal for everyday relaxation. It includes fresh interior and exterior paint, brand new appliances, new windows, a new water heater, a roof that is under 7 years old, granite countertops, and new flooring throughout. The property includes a screened-in back porch, suitable for relaxation and entertaining, along with a spacious backyard. FIND YOUR WAY HOME!!!! Feel free to visit for a closer look.

11. 2024-11-05
    price $199,900 606-char remark

    Show marketing remark (606 chars)

    Discover this ranch-style home featuring an open floor plan, perfect for creating lasting memories. The newly renovated 2-bedroom, 1-bathroom house features a modern design and a cozy atmosphere, making it ideal for everyday relaxation. It includes fresh interior and exterior paint, brand new appliances, new windows, a new water heater, a roof that is under 7 years old, granite countertops, and new flooring throughout. The property includes a screened-in back porch, suitable for relaxation and entertaining, along with a spacious backyard. FIND YOUR WAY HOME!!!! Feel free to visit for a closer look.

12. 2024-10-23
    listed $214,999 Active 606-char remark

    Show marketing remark (606 chars)

    Discover this ranch-style home featuring an open floor plan, perfect for creating lasting memories. The newly renovated 2-bedroom, 1-bathroom house features a modern design and a cozy atmosphere, making it ideal for everyday relaxation. It includes fresh interior and exterior paint, brand new appliances, new windows, a new water heater, a roof that is under 7 years old, granite countertops, and new flooring throughout. The property includes a screened-in back porch, suitable for relaxation and entertaining, along with a spacious backyard. FIND YOUR WAY HOME!!!! Feel free to visit for a closer look.

13. 2018-03-09
    soldstatus
14. 2002-09-26
    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: $3,125 · $260/mo
• Projected year-2 tax: $3,125 · $260/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,065
• − Mortgage interest: −$10,083
• − Property taxes: −$3,125
• − Insurance: −$900
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$5,236
• Taxable loss: −$1,650
• Est. tax savings @ 24.0%: +$396
• After-tax cash flow: $1,685/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

-16.3% since first listed

12 events — show timeline

• 2026-05-16 Contingent — Heartland MLS as Distributed by MLS Grid
• 2026-05-14 Listed $180,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-18 Coming Soon $180,000 Heartland MLS as Distributed by MLS Grid
• 2025-01-03 Sold (Public Records) — Public Records
• 2025-01-02 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-12-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-12-12 Contingent — Heartland MLS as Distributed by MLS Grid
• 2024-12-04 Price Changed $189,900 Heartland MLS as Distributed by MLS Grid
• 2024-11-05 Price Changed $199,900 Heartland MLS as Distributed by MLS Grid
• 2024-10-23 Listed $214,999 Heartland MLS as Distributed by MLS Grid
• 2018-03-09 Sold (Public Records) — Public Records
• 2002-09-26 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $3,125 · +12.7% YoY. Source: county tax records.