1618 N 128th St · Kansas City, KS 66109

$250,000

3 bd · 2.5 ba · 1,356 sqft · MultiFamily public records · 6 Days on market

Built 2006 5,227 sqft lot $29/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Very lightly lived in Townhome in great area. Quiet neighborhood, convenient to all things west, highways, The Legends, etc. 2nd floor Laundry for convenience. Move right in and enjoy life, nothing to do here. Maintenance free exterior with backyard privacy backing to school grounds so never a neighbor behind you. Daylight basement has egress window so ready for Finishing.

Key facts

• Treelined setting
• Full basement
• Updated kitchen

Tags

• LOW MAINTENANCE EXTERIOR
• HOA PROVIDED LAWN CARE
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• FULL BASEMENT
• TREELINED SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $-254 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (24.0% below list).
• Recommended offer: $190k (24.0% below list) — sets the bar for 1% rule.

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-.
• Piper-Kansas City (rural): math 37% / reading 44% proficiency, ranked #19 of 169 in KS (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-1.8%/yr); 236 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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.

Recommended offer $190,024 (24.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.36%
• DSCR: 0.81
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.1%
• Equity multiple: 0.11×
• Total profit: $-62,240
• Equity at exit: $37,276

10-year hold

• IRR: -40.7%
• Equity multiple: -0.38×
• Total profit: $-96,400
• Equity at exit: $21,615

Cash invested: $70,000 (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 66109

• Rents YoY: -1.8%
• Active inventory: 236
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$311 /mo · $3,737/yr
• Insurance: −$104
• HOA: −$29
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-254

Break-even live

Break-even rent $2,222

Max offer price $205,050

Occupancy floor —

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12929 Delaware Pkwy Kansas City, KS	1.0–3.0	1.0–2.0	1133	$1,775	$1.57	1d	16	0.25mi
13009 Washington Ct Kansas City, KS	3.0	3.5	1416	$1,900	$1.34	3d	1	0.39mi
13009 Washington Ct Kansas City, KS	3.0	3.5	1416	$1,900	$1.34	1d	1	0.39mi
1302 Zarda Ln Kansas City, KS	3.0	2.5	1424	$1,995	$1.40	1d	1	0.66mi
13001 Elizabeth Ave Bonner Springs, KS	3.0	2.5	1550	$2,100	$1.35	1d	10	1.16mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: landscaping

Listing history 14 events

1. 2026-04-25
   status Pending
2. 2026-04-23
   status Active
3. 2026-03-25
   status Pending
4. 2026-03-20
   listed $250,000 Active
5. 2017-07-14
   soldstatus
6. 2017-07-12
   soldstatus Sold 375-char remark

   Show marketing remark (375 chars)

   Very lightly lived in Townhome in great area. Quiet neighborhood, convenient to all things west, highways, The Legends, etc. 2nd floor Laundry for convenience. Move right in and enjoy life, nothing to do here. Maintenance free exterior with backyard privacy backing to school grounds so never a neighbor behind you. Daylight basement has egress window so ready for Finishing.

7. 2017-06-19
   status Pending 375-char remark

   Show marketing remark (375 chars)

   Very lightly lived in Townhome in great area. Quiet neighborhood, convenient to all things west, highways, The Legends, etc. 2nd floor Laundry for convenience. Move right in and enjoy life, nothing to do here. Maintenance free exterior with backyard privacy backing to school grounds so never a neighbor behind you. Daylight basement has egress window so ready for Finishing.

8. 2017-06-19
   historical Contingent - Accepting Backup Offers 375-char remark

   Show marketing remark (375 chars)

   Very lightly lived in Townhome in great area. Quiet neighborhood, convenient to all things west, highways, The Legends, etc. 2nd floor Laundry for convenience. Move right in and enjoy life, nothing to do here. Maintenance free exterior with backyard privacy backing to school grounds so never a neighbor behind you. Daylight basement has egress window so ready for Finishing.

9. 2017-06-14
   status Active 375-char remark

   Show marketing remark (375 chars)

   Very lightly lived in Townhome in great area. Quiet neighborhood, convenient to all things west, highways, The Legends, etc. 2nd floor Laundry for convenience. Move right in and enjoy life, nothing to do here. Maintenance free exterior with backyard privacy backing to school grounds so never a neighbor behind you. Daylight basement has egress window so ready for Finishing.

10. 2017-05-20
    status Pending 375-char remark

    Show marketing remark (375 chars)

    Very lightly lived in Townhome in great area. Quiet neighborhood, convenient to all things west, highways, The Legends, etc. 2nd floor Laundry for convenience. Move right in and enjoy life, nothing to do here. Maintenance free exterior with backyard privacy backing to school grounds so never a neighbor behind you. Daylight basement has egress window so ready for Finishing.

11. 2017-04-04
    historical Contingent - Accepting Backup Offers 375-char remark

    Show marketing remark (375 chars)

    Very lightly lived in Townhome in great area. Quiet neighborhood, convenient to all things west, highways, The Legends, etc. 2nd floor Laundry for convenience. Move right in and enjoy life, nothing to do here. Maintenance free exterior with backyard privacy backing to school grounds so never a neighbor behind you. Daylight basement has egress window so ready for Finishing.

12. 2017-03-29
    listed $138,000 Active 375-char remark

    Show marketing remark (375 chars)

    Very lightly lived in Townhome in great area. Quiet neighborhood, convenient to all things west, highways, The Legends, etc. 2nd floor Laundry for convenience. Move right in and enjoy life, nothing to do here. Maintenance free exterior with backyard privacy backing to school grounds so never a neighbor behind you. Daylight basement has egress window so ready for Finishing.

13. 2007-08-10
    soldstatus 307-char remark

    Show marketing remark (307 chars)

    Affordable Living!Now in new Delaware Highlands!1378 sq ft, garage & basement, vinyl siding, stucco/stone trim, lawn maintenance. Where else can you find 3 bdrm, 2 1/2 bth located in KC's fastest growing area! Bonner Springs school being built in sub! Taxes, sq. ft estimated Photos are of model unit.

14. 2006-10-06
    listed $134,950 307-char remark

    Show marketing remark (307 chars)

    Affordable Living!Now in new Delaware Highlands!1378 sq ft, garage & basement, vinyl siding, stucco/stone trim, lawn maintenance. Where else can you find 3 bdrm, 2 1/2 bth located in KC's fastest growing area! Bonner Springs school being built in sub! Taxes, sq. ft estimated Photos are of model unit.

ⓘ 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: $3,737 · $311/mo
• Projected year-2 tax: $3,737 · $311/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 3/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,803
• − Mortgage interest: −$14,004
• − Property taxes: −$3,737
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$348
• − Depreciation: −$7,273
• Taxable loss: −$7,458
• Est. tax savings @ 24.0%: +$1,790
• After-tax cash flow: $-1,264/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: Piper-Kansas City
• NCES district ID: 2010680
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $91,126
• Composite: 38.82/100
• National rank: #4111
• State rank: #19 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): 28,355
• Household income: $102,593
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 285.0

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 0.64)
• Race & ethnicity: White 55% Black 18% Hispanic / Latino 13% Two or more races 13% Asian 7%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 9% · Canada, Philippines, China
• Languages at home: 88% English-only · Spanish 5% Other Asian/Pacific 5% 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: ▼ -242.32%
• Current HPI: 182.7335
• Rent YoY: ▼ -1.79%
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+85.3% since first listed

14 events — show timeline

• 2026-04-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-20 Listed $250,000 Heartland MLS as Distributed by MLS Grid
• 2017-07-14 Sold (Public Records) — Public Records
• 2017-07-12 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-06-19 Pending — Heartland MLS as Distributed by MLS Grid
• 2017-06-19 Contingent — Heartland MLS as Distributed by MLS Grid
• 2017-06-14 Relisted — Heartland MLS as Distributed by MLS Grid
• 2017-05-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2017-04-04 Contingent — Heartland MLS as Distributed by MLS Grid
• 2017-03-29 Listed $138,000 Heartland MLS as Distributed by MLS Grid
• 2007-08-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-10-06 Listed $134,950 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2025): $3,737 · -0.3% YoY. Source: county tax records.