59 S 8th St · Kansas City, KS 66101

$135,000

5 bd · 1.5 ba · 1,620 sqft · SingleFamily public records · 133 Days on market

Built 1920 3,049 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 +20.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +6.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Key facts

• Formal dining room
• Off street parking
• Laundry room

Tags

• FAMILY ROOM
• FORMAL DINING ROOM
• LAUNDRY ROOM
• DECK
• OFF STREET PARKING

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Off-street parking; Other parking
• Utilities: Public water; Public sewer; Cable, fiber, and high-speed internet available
• Home design: Single-family residence; Residential property; Bungalow floor plan with 1.5 stories; Entry level includes main floor primary bedroom
• Construction: Frame construction; Composition roof
• Exterior features: Porch; City lot, level; Paved road with public maintenance; Not in a flood plain

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Gas range; Formal dining area
• Bedrooms: 5 bedrooms (includes a main-floor primary bedroom, additional bedrooms on upper level)
• Flooring: Luxury vinyl
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: No central heating listed; Has cooling
• Interior features: Ceiling fan(s); Thermal windows
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/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 7.9% 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: Whittier Elem (math 9% / reading 17%, grade F, #639 of 684 statewide, top 94%, 480 students, 94% FRL); Wyandotte High (math 2% / reading 3%, grade F, #325 of 327 statewide, top 99%, 1,832 students, 83% FRL).
• Market conditions: 42 active listings in the ZIP; lower-income renter base — watch delinquency; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Wyandotte County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $135k implies a 440% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1920 — 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 133 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 1920 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.19% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.89%
• DSCR: 1.26
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 3.26×
• Total profit: $85,457
• Equity at exit: $121,619

10-year hold

• IRR: 24.9%
• Equity multiple: 7.42×
• Total profit: $242,599
• Equity at exit: $262,275

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 66101

• Home prices YoY: 20.4%
• Active inventory: 42
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,608 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$321 /mo · $3,846/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $186

Break-even live

Break-even rent $1,373

Max offer price $135,000

Occupancy floor 83%

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: —

Listing history 18 events

1. 2026-05-06
   status Pending
2. 2026-03-06
   price $135,000
3. 2026-02-12
   price $145,000
4. 2025-12-24
   listed $150,000 Active
5. 2023-02-27
   historical
6. 2023-01-23
   listed $180,000 Active
7. 2023-01-23
   historical
8. 2023-01-01
   price $180,000
9. 2022-12-20
   price $199,900
10. 2022-10-31
    listed $210,000 Active
11. 2021-11-23
    soldstatus
12. 2021-10-22
    soldstatus
13. 2013-03-15
    historical
14. 2012-09-24
    listed $58,000
15. 2008-07-11
    listed $69,900
16. 2008-04-28
    soldstatus
17. 2008-02-27
    listed $29,900
18. 1990-12-01
    soldstatus $25,000

ⓘ 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: $3,846 · $321/mo
• Projected year-2 tax: $3,846 · $321/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,295
• − Mortgage interest: −$7,562
• − Property taxes: −$3,846
• − Insurance: −$675
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$3,927
• Taxable income: $197
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $2,179/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): 12,556
• Household income: $42,551
• Rent vs Own: 60.8% rent · 39.2% own
• Severe rent burden: 457.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% Black 30% White 16% Two or more races 10% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 29% · Canada, India
• Languages at home: 53% English-only · Spanish 39% 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: ▲ 77.98%
• Current HPI: 460.4303
• Rent YoY: —
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+440.0% since first listed

18 events — show timeline

• 2026-05-06 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $135,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-12 Price Changed $145,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-24 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2023-02-27 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-01-23 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-01-23 Listed $180,000 Heartland MLS as Distributed by MLS Grid
• 2023-01-01 Price Changed $180,000 Heartland MLS as Distributed by MLS Grid
• 2022-12-20 Price Changed $199,900 Heartland MLS as Distributed by MLS Grid
• 2022-10-31 Listed $210,000 Heartland MLS as Distributed by MLS Grid
• 2021-11-23 Sold (Public Records) — Public Records
• 2021-10-22 Sold (Public Records) — Public Records
• 2013-03-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2012-09-24 Listed $58,000 Heartland MLS as Distributed by MLS Grid
• 2008-07-11 Listed $69,900 Heartland MLS as Distributed by MLS Grid
• 2008-04-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-02-27 Listed $29,900 Heartland MLS as Distributed by MLS Grid
• 1990-12-01 Sold (Public Records) $25,000 Public Records

Property tax history

+15.2%/yr

Latest (2025): $3,846 · +2.6% YoY. Source: county tax records.