5607 Crest Dr · Kansas City, KS 66106

$182,000

6 bd · 4.0 ba · 1,728 sqft · Townhouse public records · 31 Days on market

Built 1973 6,098 sqft lot

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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 +19.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• DSCR +6.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great For Investor Or 1st Time Home Buyer. Excellent Price! Bring An Offer! You Won't Be Disappointed. Family Neighborhood Located In Turner Schools! This Home Needs Tlc.

Key facts

• Large deck
• Stylish backsplash
• New flooring

Tags

• NEW FLOORING
• STYLISH BACKSPLASH
• FENCED BACKYARD
• LARGE DECK
• UPDATED BATHROOM
• UNFINISHED SUB-BASEMENT

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath townhouse listed at $182k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $182k).
• Recommended offer: $177k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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-.
• Turner-Kansas City (urban): math 15% / reading 22% proficiency, ranked #161 of 169 in KS (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Oak Grove Elem (math 23% / reading 32%, grade F, #505 of 684 statewide, top 74%, 526 students, 73% FRL); Turner Middle School (math 9% / reading 12%, grade F, #198 of 219 statewide, top 90%, 571 students, 73% FRL); Turner High (math 5% / reading 8%, grade F, #318 of 327 statewide, top 97%, 1,171 students, 71% FRL).
• Market conditions: 92 active listings in the ZIP; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).
• This rent runs 40% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 31 days — a 3% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y 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.
• Current owner paid $85k; list at $182k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $176,540 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
8. 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.
9. 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.
10. 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: 1.13% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.83%
• DSCR: 1.21
• GRM: 7.4

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-16,313
• Equity at exit: $27,137

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $3,114
• Equity at exit: $15,736

Cash invested: $50,960 (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 66106

• Active inventory: 92
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,048 medium
• Mortgage (P&I): −$954
• Tax from tax record: −$382 /mo · $4,590/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $205

Break-even live

Break-even rent $1,788

Max offer price $182,000

Occupancy floor 85%

Sensitivity live

Price	-10% $308	-5% $256	+0% $205	+5% $153	+10% $102
Rent	-10% $43	-5% $124	+0% $205	+5% $286	+10% $367
Rate	-1.0pp $297	-0.5pp $251	base $205	+0.5pp $158	+1.0pp $110

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-03-18
   status Pending
2. 2026-03-05
   status Active
3. 2026-02-25
   status Pending
4. 2026-02-08
   listed $182,000 Active
5. 2026-02-06
   historical
6. 2025-12-13
   status Active
7. 2025-11-29
   status Pending
8. 2025-11-19
   status Active
9. 2025-11-06
   historical
10. 2025-10-21
    price $175,000
11. 2025-10-07
    soldstatus
12. 2025-10-06
    listed $185,000 Active
13. 2000-11-06
    soldstatus 170-char remark

    Show marketing remark (170 chars)

    Great For Investor Or 1st Time Home Buyer. Excellent Price! Bring An Offer! You Won't Be Disappointed. Family Neighborhood Located In Turner Schools! This Home Needs Tlc.

14. 2000-11-01
    soldstatus $85,000
15. 2000-09-30
    listed $104,900 170-char remark

    Show marketing remark (170 chars)

    Great For Investor Or 1st Time Home Buyer. Excellent Price! Bring An Offer! You Won't Be Disappointed. Family Neighborhood Located In Turner Schools! This Home Needs Tlc.

ⓘ 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: $4,590 · $382/mo
• Projected year-2 tax: $4,590 · $382/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 ≥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: $24,573
• − Mortgage interest: −$10,195
• − Property taxes: −$4,590
• − Insurance: −$910
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − Depreciation: −$5,295
• Taxable loss: −$348
• Est. tax savings @ 24.0%: +$84
• After-tax cash flow: $2,543/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: Turner-Kansas City
• NCES district ID: 2012360
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 22% ▼ -1.00%
• Median HH income: $45,753
• Composite: 16.24/100
• National rank: #9222
• State rank: #161 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
• County: Wyandotte County · 130,206 people
• City population: 130,206
• Metro: Kansas City, MO-KS
• Population (ZIP): 24,245
• Household income: $61,331
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 583.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 47% Hispanic / Latino 38% Two or more races 12% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 68% English-only · Spanish 29% Other Asian/Pacific 2%

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: ▼ -253.32%
• Current HPI: 239.6957
• Rent YoY: —
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+73.5% since first listed

15 events — show timeline

• 2026-03-18 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-05 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-02-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-08 Listed $182,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-06 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-12-13 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-11-29 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-11-19 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-11-06 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-10-21 Price Changed $175,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-07 Sold (Public Records) — Public Records
• 2025-10-06 Listed $185,000 Heartland MLS as Distributed by MLS Grid
• 2000-11-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2000-11-01 Sold (Public Records) $85,000 Public Records
• 2000-09-30 Listed $104,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+6.9%/yr

Latest (2025): $4,590 · +2.7% YoY. Source: county tax records.