1701 Cleveland Ave · Kansas City, KS 66104

$184,900

3 bd · 1.0 ba · 1,236 sqft · SingleFamily public records · 3 Days on market

Built 1910 3,920 sqft lot

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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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.1/10.0
• 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

New price — motivated seller. Move-in ready renovated 3-bedroom home with major updates already completed, including roof, windows, electrical, plumbing, refreshed HVAC, fresh paint, new flooring, updated kitchen, quartz countertops, new cabinetry, and stainless steel appliances. The main level offers comfortable everyday living, while the finished basement provides valuable flexible space for a second living area, home office, workout room, media room, or additional storage. Attached garage, no HOA add to the usability. FHA, VA, conventional, and cash buyers welcome. Seller will consider buyer closing-cost assistance or rate-buydown assistance with an acceptable offer. Quick close av

Key facts

• Quartz countertops
• Renovated home
• Finished basement

Tags

• RENOVATED HOME
• MAJOR UPDATES
• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FINISHED BASEMENT

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Attached garage (1-car), garage faces side
• Utilities: Public water; Public sewer; Fiber and high-speed internet available
• Home design: Single-family residence; Raised ranch floor plan; Attached property
• Construction: Frame construction; Composition roof
• Exterior features: Deck; Metal fencing; City lot

Interior

• Bedrooms: 3 bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Finished basement; Breakfast area; Fireplace in the family room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 8.3% 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: schools F, 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.
• Market conditions: 151 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 $6k 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.
• 5 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,900

Questions for the listing agent

1. Built in 1910 — 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. 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: 1.01% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.07%
• DSCR: 1.31
• GRM: 8.2

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-10,559
• Equity at exit: $27,569

10-year hold

• IRR: 4.2%
• Equity multiple: 1.30×
• Total profit: $15,695
• Equity at exit: $15,987

Cash invested: $51,772 (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: 151
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,875 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$129 /mo · $1,550/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $305

Break-even live

Break-even rent $1,488

Max offer price $184,900

Occupancy floor 79%

Sensitivity live

Price	-10% $410	-5% $358	+0% $305	+5% $253	+10% $201
Rent	-10% $157	-5% $231	+0% $305	+5% $379	+10% $453
Rate	-1.0pp $398	-0.5pp $352	base $305	+0.5pp $257	+1.0pp $209

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $184,900 Active 3 DOM
2. 2026-06-18
   remarks 693-char remark
3. 2026-06-18
   pricedays on marketlisting id $184,900 Active 1 DOM
4. 2026-06-17
   days on market $189,500 Active 41 DOM
5. 2026-06-16
   days on market $189,500 Active 40 DOM
6. 2026-06-15
   days on market $189,500 Active 39 DOM
7. 2026-06-13
   days on market $189,500 Active 37 DOM
8. 2026-06-13
   days on market $189,500 Active 36 DOM
9. 2026-06-09
   days on market $189,500 Active 33 DOM
10. 2026-06-08
    days on market $189,500 Active 32 DOM
11. 2026-06-07
    days on market $189,500 Active 31 DOM
12. 2026-06-05
    days on market $189,500 Active 28 DOM
13. 2026-06-03
    days on market $189,500 Active 27 DOM
14. 2026-06-02
    days on market $189,500 Active 26 DOM
15. 2026-06-01
    days on market $189,500 Active 25 DOM
16. 2026-05-31
    days on market $189,500 Active 24 DOM
17. 2026-05-21
    price $189,500
18. 2026-05-07
    listed $195,000 Active
19. 2026-05-05
    historical
20. 2026-04-09
    listed $195,000 Active
21. 2026-04-07
    historical
22. 2026-02-26
    listed $197,500 Active
23. 2026-02-23
    historical
24. 2026-01-30
    listed $199,000 Active
25. 2026-01-29
    historical
26. 2025-12-17
    historical
27. 2025-12-04
    listed $140,000 Active
28. 2025-12-01
    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: $1,550 · $129/mo
• Projected year-2 tax: $2,607 · $217/mo
• Expected delta: +$1,057/yr (+$88/mo · 68.2%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,497
• − Mortgage interest: −$10,357
• − Property taxes: −$1,550
• − Insurance: −$924
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$5,379
• Taxable income: $687
• Est. tax owed @ 24.0%: −$165
• After-tax cash flow: $3,497/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

+35.4% since first listed

12 events — show timeline

• 2026-05-21 Price Changed $189,500 Heartland MLS as Distributed by MLS Grid
• 2026-05-07 Listed $195,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-05 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-09 Listed $195,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-07 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-02-26 Listed $197,500 Heartland MLS as Distributed by MLS Grid
• 2026-02-23 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-01-30 Listed $199,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-29 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2025-12-17 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-12-04 Listed $140,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-01 Sold (Public Records) — Public Records

Property tax history

+10.5%/yr

Latest (2025): $1,550 · +30.6% YoY. Source: county tax records.