705 N 81st Ter · Kansas City, KS 66112

$119,995

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 35 Days on market

Built 1953 10,454 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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.9/10.0
• Rent growth +4.3/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Key facts

• 0.24 acre lot
• Built 1953
• Listed 35 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Ranch style; One-story (ranch)
• Construction: Frame construction; Composition roof; Built approximately 51–75 years ago
• Exterior features: Not located in a flood plain

Interior

• Bedrooms: 3 bedrooms (including Bedroom 2 and Bedroom 3)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling (has cooling)
• Interior features: Ranch floor plan; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Rents rising fast (+7.4%/yr); 63 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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 + 7.4% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,395 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1953 — 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: 1.09% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.36% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-4,504
• Equity at exit: $17,892

10-year hold

• IRR: 10.9%
• Equity multiple: 2.03×
• Total profit: $34,748
• Equity at exit: $10,375

Cash invested: $33,599 (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 66112

• Rents YoY: 7.4%
• Active inventory: 63
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$219 /mo · $2,627/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $139

Break-even live

Break-even rent $1,137

Max offer price $119,995

Occupancy floor 84%

Sensitivity live

Price	-10% $207	-5% $173	+0% $139	+5% $105	+10% $71
Rent	-10% $35	-5% $87	+0% $139	+5% $191	+10% $243
Rate	-1.0pp $200	-0.5pp $170	base $139	+0.5pp $108	+1.0pp $76

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: $29,999
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8230 Monroe Dr Kansas City, KS	1.0–2.0	1.0	650	$1,299	$2.00	24d	2	0.41mi
711 N 70th Ter Kansas City, KS	2.0	1.5	1008	$1,200	$1.19	8d	1	1.30mi

Listing history 16 events

1. 2026-06-18
   days on market $119,995 Coming Soon 35 DOM
2. 2026-06-17
   days on market $119,995 Coming Soon 34 DOM
3. 2026-06-16
   days on market $119,995 Coming Soon 33 DOM
4. 2026-06-15
   days on market $119,995 Coming Soon 32 DOM
5. 2026-06-13
   days on market $119,995 Coming Soon 30 DOM
6. 2026-06-13
   days on market $119,995 Coming Soon 29 DOM
7. 2026-06-09
   days on market $119,995 Coming Soon 26 DOM
8. 2026-06-08
   days on market $119,995 Coming Soon 25 DOM
9. 2026-06-07
   days on market $119,995 Coming Soon 24 DOM
10. 2026-06-05
    days on market $119,995 Coming Soon 21 DOM
11. 2026-06-03
    days on market $119,995 Coming Soon 20 DOM
12. 2026-06-02
    days on market $119,995 Coming Soon 19 DOM
13. 2026-06-01
    days on market $119,995 Coming Soon 18 DOM
14. 2026-05-31
    days on market $119,995 Coming Soon 17 DOM
15. 2026-05-14
    historical $119,995
16. 2002-10-10
    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: $2,627 · $219/mo
• Projected year-2 tax: $2,627 · $219/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°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: $15,758
• − Mortgage interest: −$6,722
• − Property taxes: −$2,627
• − Insurance: −$600
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$3,491
• Taxable loss: −$203
• Est. tax savings @ 24.0%: +$49
• After-tax cash flow: $1,719/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): 12,881
• Household income: $62,313
• Rent vs Own: 52.4% rent · 47.6% own
• Severe rent burden: 536.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: Black 36% White 29% Hispanic / Latino 18% Two or more races 13% Asian 8%
• Hispanic origin (detail): Mexican 13% Cuban 4%
• Common ancestry: Iranian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 13% · Canada, Philippines, China
• Languages at home: 77% English-only · Spanish 12% Other Asian/Pacific 3% Other Indo-European 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: ▼ -210.11%
• Current HPI: 246.0405
• Rent YoY: ▲ 7.36%
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-14 Coming Soon $119,995 Heartland MLS as Distributed by MLS Grid
• 2002-10-10 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,627 · +17.4% YoY. Source: county tax records.