2816 N 21st St · Kansas City, KS 66104

$144,900

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 36 Days on market

Built 1935 6,795 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 +24.8/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

Darling bungalow home with spacious 2 car detached garage, situated in an established neighborhood. Close to highway access, shopping and sporting events. This lil diamond just needs your touches to make it sparkle again. HUD home sold as is.

Key facts

• 6,795 sq ft lot
• 2 garage spots
• Built 1935

Property features AI

Finance

• Other: Property type: Residential, single family; Above-grade living area reported as 934 (public records); Lot recorded as 6,795 square feet (public records); In flood plain: unknown
• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage; Has garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Bungalow/Ranch floor plan
• Construction: Lap siding; Composition roof; Stone/rock basement; Has basement; Built approximately 76–100 years ago
• Exterior features: Covered patio

Interior

• Kitchen: Dishwasher; Exhaust fan; Microwave; Refrigerator; Electric range; Stainless steel appliances
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% 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: 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: 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 $4k 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 36 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $3k; list at $145k implies a 4949% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.15% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.10%
• DSCR: 1.41
• GRM: 7.3

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: 0.91×
• Total profit: $-3,848
• Equity at exit: $21,605

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $22,008
• Equity at exit: $12,528

Cash invested: $40,572 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,665 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$187 /mo · $2,244/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $308

Break-even live

Break-even rent $1,275

Max offer price $144,900

Occupancy floor 77%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-13
   status Pending
2. 2026-04-23
   price $144,900
3. 2026-04-07
   listed $150,000 Active
4. 2024-07-16
   soldstatus
5. 2024-07-12
   soldstatus Closed 242-char remark

   Show marketing remark (242 chars)

   Darling bungalow home with spacious 2 car detached garage, situated in an established neighborhood. Close to highway access, shopping and sporting events. This lil diamond just needs your touches to make it sparkle again. HUD home sold as is.

6. 2024-05-17
   status Pending 242-char remark

   Show marketing remark (242 chars)

   Darling bungalow home with spacious 2 car detached garage, situated in an established neighborhood. Close to highway access, shopping and sporting events. This lil diamond just needs your touches to make it sparkle again. HUD home sold as is.

7. 2024-05-16
   status Active 242-char remark

   Show marketing remark (242 chars)

   Darling bungalow home with spacious 2 car detached garage, situated in an established neighborhood. Close to highway access, shopping and sporting events. This lil diamond just needs your touches to make it sparkle again. HUD home sold as is.

8. 2024-05-03
   status Pending 242-char remark

   Show marketing remark (242 chars)

   Darling bungalow home with spacious 2 car detached garage, situated in an established neighborhood. Close to highway access, shopping and sporting events. This lil diamond just needs your touches to make it sparkle again. HUD home sold as is.

9. 2024-04-19
   status Active 242-char remark

   Show marketing remark (242 chars)

   Darling bungalow home with spacious 2 car detached garage, situated in an established neighborhood. Close to highway access, shopping and sporting events. This lil diamond just needs your touches to make it sparkle again. HUD home sold as is.

10. 2024-04-15
    status Pending 242-char remark

    Show marketing remark (242 chars)

    Darling bungalow home with spacious 2 car detached garage, situated in an established neighborhood. Close to highway access, shopping and sporting events. This lil diamond just needs your touches to make it sparkle again. HUD home sold as is.

11. 2024-03-11
    listed $110,000 Active 242-char remark

    Show marketing remark (242 chars)

    Darling bungalow home with spacious 2 car detached garage, situated in an established neighborhood. Close to highway access, shopping and sporting events. This lil diamond just needs your touches to make it sparkle again. HUD home sold as is.

12. 2019-07-02
    soldstatus
13. 2019-06-28
    soldstatus Sold 363-char remark

    Show marketing remark (363 chars)

    Cute Bungalow completely rehabbed from the studs. Everything New: Roof, walls, stainless steel appliances, cabinets, tile, carpet, windows, HVAC, Central AC, Water heater, plumbing, electrical, garage doors, exterior siding, and more. Owner is listing agent, licensed in MO/KS. Come see your new home today! Owner Finance considered with significant down payment.

14. 2019-06-03
    historical Contingent - Accepting Backup Offers 363-char remark

    Show marketing remark (363 chars)

    Cute Bungalow completely rehabbed from the studs. Everything New: Roof, walls, stainless steel appliances, cabinets, tile, carpet, windows, HVAC, Central AC, Water heater, plumbing, electrical, garage doors, exterior siding, and more. Owner is listing agent, licensed in MO/KS. Come see your new home today! Owner Finance considered with significant down payment.

15. 2019-05-10
    listed $89,990 Active 363-char remark

    Show marketing remark (363 chars)

    Cute Bungalow completely rehabbed from the studs. Everything New: Roof, walls, stainless steel appliances, cabinets, tile, carpet, windows, HVAC, Central AC, Water heater, plumbing, electrical, garage doors, exterior siding, and more. Owner is listing agent, licensed in MO/KS. Come see your new home today! Owner Finance considered with significant down payment.

16. 2018-07-27
    soldstatus $2,870

ⓘ 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: $2,244 · $187/mo
• Projected year-2 tax: $2,244 · $187/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: $19,975
• − Mortgage interest: −$8,117
• − Property taxes: −$2,244
• − Insurance: −$724
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$4,215
• Taxable income: $1,479
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $3,339/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

+4948.8% since first listed

16 events — show timeline

• 2026-05-13 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $144,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-07 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2024-07-16 Sold (Public Records) — Public Records
• 2024-07-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-05-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-05-16 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-05-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-04-19 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-04-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-03-11 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2019-07-02 Sold (Public Records) — Public Records
• 2019-06-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-06-03 Contingent — Heartland MLS as Distributed by MLS Grid
• 2019-05-10 Listed $89,990 Heartland MLS as Distributed by MLS Grid
• 2018-07-27 Sold (Public Records) $2,870 Public Records

Property tax history

+11.7%/yr

Latest (2025): $2,244 · +17.1% YoY. Source: county tax records.