209A S Mill St · Kansas City, KS 66101

$84,500

2 bd · 1.0 ba · 748 sqft · SingleFamily public records · 45 Days on market

Built 1930 3,049 sqft lot ↓ 15% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

2 BDRM, 1 BTH BUNGALOW HOME W/ NEW LAMINATE FLOORING THRUOUT. ROOF IS UNDER 7RS OLD, ORIGINAL WOOD WORK THRUOUT, HUGE LIVINGROOM AND DINING ROOM! LAUNDRY HOOKUPS IN BASEMENT, REFRIGERATOR & ELECTRIC STOVE/OVEN STAY WITH SALE OF PROPERTY. NEW VANITY IN BATHROOM, ENCLOSED BACKPORCH OFF KITCHEN OVERLOOKING PARTIALLY FENCED IN BACKYARD. OFFSTREET PARKING IN BACK OFF ALLEY THAT RUNS BEHIND THE HOUSES. BEING SOLD AS-IS!

Key facts

• New vanity
• Huge livingroom
• Original wood work

Tags

• NEW LAMINATE FLOORING
• ORIGINAL WOOD WORK
• HUGE LIVINGROOM
• LAUNDRY HOOKUPS
• NEW VANITY
• ENCLOSED BACKPORCH

Property features AI

Finance

• Other: Estimated living area 748 (public records); Age approximately 76-100 years
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Bungalow / ranch floor plan; One-story
• Construction: Asbestos and shingle siding; Composition roof
• Exterior features: Porch; Partial metal fencing; Located within city limits

Interior

• Kitchen: Solid surface counter; Disposal; Refrigerator; Electric range / free-standing electric oven; Stainless steel appliances
• Bedrooms: Two bedrooms on the main level (each roughly 11' x 7' and 11' x 8')
• Flooring: Laminate; Wood floor in enclosed porch
• Bathrooms: One full bathroom with shower-over-tub and solid surface counter
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Enclosed porch; Country kitchen and formal dining area; Cellar basement (unfinished, stone/rock)
• Laundry & utility: Dryer hookup (electric) in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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: 42 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).
• This rent runs 44% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($584 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,965 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1930 — 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: 1.86% ✓
• Cap rate: 15.76%
• Cash-on-cash: 33.80%
• DSCR: 2.50
• GRM: 4.5

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: 50.1%
• Equity multiple: 4.74×
• Total profit: $88,489
• Equity at exit: $76,124

10-year hold

• IRR: 43.8%
• Equity multiple: 10.60×
• Total profit: $227,235
• Equity at exit: $164,165

Cash invested: $23,660 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,569 medium
• Mortgage (P&I): −$443
• Tax from tax record: −$94 /mo · $1,133/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $667

Break-even live

Break-even rent $725

Max offer price $84,500

Occupancy floor 53%

Sensitivity live

Price	-10% $714	-5% $690	+0% $667	+5% $643	+10% $619
Rent	-10% $543	-5% $605	+0% $667	+5% $728	+10% $790
Rate	-1.0pp $709	-0.5pp $688	base $667	+0.5pp $645	+1.0pp $622

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 S James St Kansas City, KS	2.0	1.0–2.0	806	$2,149	$2.66	17d	18	1.30mi
1660 Genessee St Kansas City, MO	2.0	1.0–2.0	817	$1,780	$2.18	2d	17	1.41mi

Listing history 10 events

1. 2026-06-05
   statusdays on market $84,500 Pending 45 DOM
2. 2026-06-03
   days on market $84,500 Active 44 DOM
3. 2026-06-02
   days on market $84,500 Active 43 DOM
4. 2026-06-01
   days on market $84,500 Active 42 DOM
5. 2026-05-31
   days on market $84,500 Active 41 DOM
6. 2026-05-24
   price $84,500
7. 2026-05-14
   price $89,000
8. 2026-05-05
   price $94,950
9. 2026-04-20
   listed $99,950 Active
10. 2006-12-08
    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: $1,133 · $94/mo
• Projected year-2 tax: $1,191 · $99/mo
• Expected delta: +$58/yr (+$5/mo · 5.1%)

ⓘ 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: $18,825
• − Mortgage interest: −$4,733
• − Property taxes: −$1,133
• − Insurance: −$422
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$2,458
• Taxable income: $7,066
• Est. tax owed @ 24.0%: −$1,696
• After-tax cash flow: $6,303/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

-15.5% since first listed

5 events — show timeline

• 2026-05-24 Price Changed $84,500 Heartland MLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $89,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $94,950 Heartland MLS as Distributed by MLS Grid
• 2026-04-20 Listed $99,950 Heartland MLS as Distributed by MLS Grid
• 2006-12-08 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,133 · +6.5% YoY. Source: county tax records.