3521 Silver Ave · Kansas City, KS 66106

$135,000

3 bd · 1.5 ba · 1,128 sqft · SingleFamily public records · 185 Days on market

Built 1910 6,534 sqft lot Est $203k · 34% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

WELCOME TO THIS AMAZING OPPORTUNITY!! Great Investment property for anyone who is looking to Cash Flow immediately. The owner has had great renters throughout the years, but now he's ready to move on. Great location in Kansas City, KS (Argentine area). This property will make a wonderful home for any family, schedule a showing TODAY!

Key facts

• 6,534 sq ft lot
• Built 1910
• Listed 185 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property type; 2 stories; About 101+ years old
• Construction: Composition roof; Construction materials: Other
• Exterior features: Lot approximately 6,534 square feet

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Full basement; Two-story floor plan

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: New Stanley Elem (math 8% / reading 17%, grade F, #643 of 684 statewide, top 95%, 214 students, 91% FRL); Argentine Middle (math 3% / reading 11%, grade F, #210 of 219 statewide, top 98%, 569 students, 86% FRL); J C Harmon High (math 0% / reading 4%, grade F, #326 of 327 statewide, top 100%, 1,330 students, 79% FRL) — zoned schools at 85% FRL track the district average.
• Market conditions: 92 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $933 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $30k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $135k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.50% ✓
• Cap rate: 11.98%
• Cash-on-cash: 20.30%
• DSCR: 1.90
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $203,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3615 Dover St	0.74mi	3/1.0	1,055 (-6%)	3mo	$189,900	$180	50

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: 12.6%
• Equity multiple: 1.50×
• Total profit: $18,904
• Equity at exit: $20,129

10-year hold

• IRR: 21.5%
• Equity multiple: 2.83×
• Total profit: $69,104
• Equity at exit: $11,672

Cash invested: $37,800 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,026 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$197 /mo · $2,360/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $640

Break-even live

Break-even rent $1,216

Max offer price $135,000

Occupancy floor 63%

Sensitivity live

Price	-10% $716	-5% $678	+0% $640	+5% $601	+10% $563
Rent	-10% $479	-5% $560	+0% $640	+5% $720	+10% $800
Rate	-1.0pp $708	-0.5pp $674	base $640	+0.5pp $605	+1.0pp $569

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2118 S 47th St Kansas City, KS	3.0	1.0	1008	$2,400	$2.38	19d	1	1.16mi
5012 Powell Ave Kansas City, KS	3.0	2.0	1452	$1,895	$1.31	16d	1	1.32mi

Listing history 25 events

1. 2026-06-13
   statusdays on market $135,000 Pending 185 DOM
2. 2026-06-09
   days on market $135,000 Active 183 DOM
3. 2026-06-08
   days on market $135,000 Active 182 DOM
4. 2026-06-07
   days on market $135,000 Active 181 DOM
5. 2026-06-05
   days on market $135,000 Active 178 DOM
6. 2026-06-03
   days on market $135,000 Active 177 DOM
7. 2026-06-02
   days on market $135,000 Active 176 DOM
8. 2026-06-01
   days on market $135,000 Active 175 DOM
9. 2026-05-31
   days on market $135,000 Active 174 DOM
10. 2026-05-22
    status Pending
11. 2026-04-20
    price $140,000
12. 2026-04-06
    price $150,000
13. 2026-03-04
    price $155,000
14. 2026-01-08
    price $158,000
15. 2025-12-04
    listed $165,000 Active
16. 2024-08-06
    historical $1,245
17. 2024-07-24
    listed $1,245
18. 2023-01-03
    soldstatus
19. 2022-12-29
    soldstatus Closed 335-char remark

    Show marketing remark (335 chars)

    WELCOME TO THIS AMAZING OPPORTUNITY!! Great Investment property for anyone who is looking to Cash Flow immediately. The owner has had great renters throughout the years, but now he's ready to move on. Great location in Kansas City, KS (Argentine area). This property will make a wonderful home for any family, schedule a showing TODAY!

20. 2022-12-09
    status Pending 335-char remark

    Show marketing remark (335 chars)

    WELCOME TO THIS AMAZING OPPORTUNITY!! Great Investment property for anyone who is looking to Cash Flow immediately. The owner has had great renters throughout the years, but now he's ready to move on. Great location in Kansas City, KS (Argentine area). This property will make a wonderful home for any family, schedule a showing TODAY!

21. 2022-11-12
    listed $120,000 Active 335-char remark

    Show marketing remark (335 chars)

    WELCOME TO THIS AMAZING OPPORTUNITY!! Great Investment property for anyone who is looking to Cash Flow immediately. The owner has had great renters throughout the years, but now he's ready to move on. Great location in Kansas City, KS (Argentine area). This property will make a wonderful home for any family, schedule a showing TODAY!

22. 2017-02-14
    soldstatus
23. 2013-11-15
    listed $49,950 330-char remark

    Show marketing remark (330 chars)

    Seller will pay $2500 of buyer's closing cost or upgrades in home. This home is in a Google Fiberhood, Enjoy super fast internet in this ready to move in 2 story home with upgraded windows. Home features 1 bedroom on the main floor and 2 bedrooms upstairs. Home was redesigned to fit full stairs in home. Pick Flooring in Kitchen.

24. 2008-02-15
    soldstatus $54,000
25. 2005-11-03
    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: $2,360 · $197/mo
• Projected year-2 tax: $2,360 · $197/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: $24,309
• − Mortgage interest: −$7,562
• − Property taxes: −$2,360
• − Insurance: −$675
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$3,927
• Taxable income: $5,896
• Est. tax owed @ 24.0%: −$1,415
• After-tax cash flow: $6,259/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
• 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

+159.3% since first listed

16 events — show timeline

• 2026-05-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $140,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $150,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $155,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $158,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-04 Listed $165,000 Heartland MLS as Distributed by MLS Grid
• 2024-08-06 Rental Removed $1,245 RENTALBEAST
• 2024-07-24 Listed for Rent $1,245 RENTALBEAST
• 2023-01-03 Sold (Public Records) — Public Records
• 2022-12-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-12-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-11-12 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2017-02-14 Sold (Public Records) — Public Records
• 2013-11-15 Listed $49,950 Heartland MLS as Distributed by MLS Grid
• 2008-02-15 Sold (Public Records) $54,000 Public Records
• 2005-11-03 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,360 · +21.5% YoY. Source: county tax records.