33660 W 83rd St · De Soto, KS 66018

$130,000

3 bd · 2.0 ba · 1,264 sqft · SingleFamily public records · 1 Days on market

Built 1948 8,059 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming opportunity in the heart of De Soto! This 3-bedroom, 2-bath home at 33660 W 83rd Street offers over 1,200 square feet of living space on a spacious, tree-lined lot. Conveniently located with quick access to local schools, parks, and commuter routes, this property is packed with potential. Investors come take a look.

Key facts

• Tree lined lot
• 8,059 sq ft lot
• Garage

Tags

• TREE LINED LOT
• QUICK ACCESS TO LOCAL SCHOOLS
• QUICK ACCESS TO PARKS

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Cable available; Fiber available; High-speed internet available
• Home design: Single-family residence; Ranch floor plan; Attached property
• Construction: Frame construction; Composition roof; Estimated age: 76–100 years; Has basement
• Exterior features: Covered patio; City lot within city limits; Wooded lot; Paved road with public maintenance

Interior

• Kitchen: Gas range
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling (central)
• Interior features: Gas range; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $732 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 13.1% vs local median 2.6% in De Soto — 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 62/100 on livability (#391 in KS) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: employment C-, amenities F, commute F.
• 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: De Soto High School (math 48% / reading 40%, grade F, #7 of 327 statewide, top 2%, 997 students, 20% FRL).
• Market conditions: 58 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,969 units permitted in Johnson County in 2024 (1,066 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1948 — 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 D-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. 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.
5. 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.
6. 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: 1.66% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.14%
• DSCR: 2.07
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $269,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8200 Sunset Dr	0.10mi	3/2.0	1,452 (+15%)	0mo	$310,000	$213	70
8718 Golden Ln	0.50mi	3/2.0	1,388 (+10%)	4mo	$295,000	$213	57
33242 W 88th Ter	0.67mi	3/2.5	1,247 (-1%)	10mo	$295,000	$237	56
33775 Valleyview St	0.54mi	4/2.0 (+1)	1,375 (+9%)	2mo	$315,000	$229	53
32900 W 83rd St	0.47mi	3/1.0	1,317 (+4%)	23mo	$230,000	$175	48
32640 W 82nd St	0.64mi	3/1.0	1,122 (-11%)	1mo	$100,000	$89	47
8812 Golden Ln	0.60mi	3/2.0	1,076 (-15%)	1mo	$295,000	$274	46
32975 W 83rd St	0.45mi	3/1.0	1,182 (-6%)	22mo	$220,000	$186	45
8844 Golden Ln	0.67mi	3/2.0	1,427 (+13%)	7mo	$299,000	$210	41
33342 W 87th Ter	0.60mi	3/2.5	1,357 (+7%)	21mo	$275,000	$203	40
33182 W 87 Cir	0.59mi	3/3.0	1,426 (+13%)	9mo	$320,000	$224	40
33132 W 87th Ter	0.64mi	4/3.0 (+1)	1,426 (+13%)	17mo	$325,000	$228	26

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: 17.4%
• Equity multiple: 1.70×
• Total profit: $25,658
• Equity at exit: $19,383

10-year hold

• IRR: 25.9%
• Equity multiple: 3.27×
• Total profit: $82,725
• Equity at exit: $11,240

Cash invested: $36,400 (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 66018

• Home prices YoY: -29.8%
• Active inventory: 58
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,159 high
• Mortgage (P&I): −$682
• Tax from tax record: −$238 /mo · $2,853/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $732

Break-even live

Break-even rent $1,232

Max offer price $130,000

Occupancy floor 61%

Sensitivity live

Price	-10% $806	-5% $769	+0% $732	+5% $696	+10% $659
Rent	-10% $562	-5% $647	+0% $732	+5% $818	+10% $903
Rate	-1.0pp $798	-0.5pp $765	base $732	+0.5pp $699	+1.0pp $664

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8530 Kickapoo St Unit 8530 De Soto, KS	3.0	2.5	1603	$2,395	$1.49	12d	1	0.27mi
8544 Kickapoo St Unit 8544 De Soto, KS	3.0	2.5	1603	$2,395	$1.49	2d	1	0.27mi
8536 Kickapoo St Unit 8536 De Soto, KS	3.0	2.5	1603	$2,395	$1.49	12d	1	0.27mi
8524 Kickapoo St De Soto, KS	3.0	2.5	1603	$2,395	$1.49	2d	1	0.27mi
8528 Kickapoo St Unit 8528 De Soto, KS	3.0	2.5	1624	$2,395	$1.47	24d	1	0.30mi
8534 Kickapoo St Unit 8534 De Soto, KS	3.0	2.5	1624	$2,395	$1.47	2d	1	0.31mi
8542 Kickapoo St Unit 8542 De Soto, KS	3.0	2.5	1624	$2,395	$1.47	24d	1	0.31mi
8517 Hammond St Unit 9D De Soto, KS	3.0	3.5	1723	$2,295	$1.33	2d	1	0.37mi
33065 W 82nd St Unit A De Soto, KS	3.0	2.5	1559	$2,050	$1.31	8d	1	0.41mi
8687 Golden Ln Unit B De Soto, KS	3.0	2.5	1800	$1,895	$1.05	18d	1	0.56mi
34040 W 90th St De Soto, KS	3.0	1.0–2.0	936	$1,995	$2.13	2d	183	0.74mi
9100 Commerce Dr De Soto, KS	1.0–2.0	1.0–2.0	845	$1,500	$1.78	2d	10	0.92mi
34000 W 91st Ter De Soto, KS	2.0	2.0	1000	$1,500	$1.50	2d	1	1.02mi
8377 Valley Spring Dr Unit 1 De Soto, KS	3.0	2.5	1700	$2,375	$1.40	2d	1	1.22mi
8377 Valley Spring Dr De Soto, KS	3.0	2.0	1700	$2,375	$1.40	2d	1	1.26mi
8437 Valley Spring Dr De Soto, KS	3.0	2.0	1700	$2,300	$1.35	2d	1	1.27mi

Listing history 3 events

1. 2026-05-10
   status Pending
2. 2026-05-08
   listed $130,000 Active
3. 2005-03-02
   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: $2,853 · $238/mo
• Projected year-2 tax: $2,853 · $238/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°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: $25,914
• − Mortgage interest: −$7,282
• − Property taxes: −$2,853
• − Insurance: −$650
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − Depreciation: −$3,782
• Taxable income: $7,201
• Est. tax owed @ 24.0%: −$1,728
• After-tax cash flow: $7,060/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 — De Soto

• Score: 62/100
• State rank: #391
• US rank: #17209

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: De Soto, KS
• County: Johnson County · 574,662 people
• City population: 6,584
• Metro: Kansas City, MO-KS
• Population (ZIP): 6,584
• Household income: $105,357
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 174.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Italian 6% Lithuanian 5% Iranian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 1% German/W. Germanic 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: ▼ -108.97%
• Current HPI: 256.2394
• Rent YoY: —
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-08 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2005-03-02 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,853 · +5.1% YoY. Source: county tax records.