2901 W 43rd Ter · Kansas City, KS 66103

$180,000

3 bd · 1.0 ba · 1,124 sqft · SingleFamily public records · 25 Days on market

Built 1934 6,098 sqft lot Est $303k · 41% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.4/10.0
• 1% rule +4.3/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 BR/1 BA well maintained bungalow on corner lot, off-street parking with carport, located in the sought-after KU Medical Center area. Minutes away from Westport and Country Club Plaza. Newer vinyl siding (2014) and heating system (2017). Large living room with knotty pine walls. Steps lead to large finished attic, great for storage or children’s play area. Fenced backyard with concrete patio and wood deck. Great backyard for a gardener, with large shed for storage of gardening tools and other outdoor items. Easy access to I-35, Shawnee Mission Parkway, and Mission/Fairway shops and restaurants.

Key facts

• Finished attic
• Off street parking
• Vinyl siding

Tags

• CORNER LOT
• FENCED BACKYARD
• FINISHED ATTIC
• VINYL SIDING
• NEWER HEATING SYSTEM
• OFF STREET PARKING

Property features AI

Finance

• Other: Living area listed as 1,124; Lot size about 0.14 acres
• HOA & community: No association fees

Exterior

• Parking: Carport; Off-street parking
• Utilities: Public water; Public sewer; Fiber telecom available
• Home design: Single family residence; Bungalow floor plan; Approximately 76–100 years old
• Construction: Vinyl siding; Composition roof; Crawl space foundation; Above-grade living area approximately 1,124
• Exterior features: Deck; Patio; Privacy fencing; Not in a flood plain

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Bedrooms: 2 bedrooms (both on the first floor); Loft on the second floor
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fan(s); Balcony/Loft; Enclosed porch; Family room; Mud room; Workshop; Living/Dining combo
• Laundry & utility: Laundry located off the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $41 ($495/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (6.8% below list).
• Recommended offer: $168k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Frank Rushton Elem (math 17% / reading 32%, grade F, #540 of 684 statewide, top 82%, 311 students, 84% 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 81% FRL track the district average.
• Market conditions: Rents rising fast (+5.8%/yr); 57 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 369 units permitted in Wyandotte County in 2024 (236 in 5+ unit buildings).
• This rent runs 38% of the median local income ($52k/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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 25 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,723 (6.8% below list)

Questions for the listing agent

1. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.93% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $303,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2806 W 48th St	0.44mi	3/1.5	1,112 (-1%)	6mo	$300,000	$270	71
2625 W 47th Ter	0.46mi	3/2.0	1,192 (+6%)	1mo	$299,900	$252	64
2616 W 47th Ter	0.44mi	2/1.0 (-1)	1,103 (-2%)	11mo	$325,000	$295	62
3822 Elledge Dr	0.69mi	3/1.0	1,098 (-2%)	9mo	$225,000	$205	56
4403 Genessee St	0.74mi	2/1.0 (-1)	1,124 (0%)	8mo	$300,000	$267	53
2812 W 49th Ter	0.62mi	2/1.5 (-1)	1,172 (+4%)	6mo	$400,000	$341	52
4528 Genessee St	0.74mi	2/2.0 (-1)	1,180 (+5%)	4mo	$340,000	$288	45
4530 Bell St	0.70mi	2/1.5 (-1)	1,208 (+8%)	4mo	$239,000	$198	44
2508 W 47th Ter	0.47mi	3/1.5	1,283 (+14%)	10mo	$415,000	$323	44
4765 Falmouth St	0.50mi	2/2.0 (-1)	981 (-13%)	7mo	$319,500	$326	41
4525 Bell St	0.72mi	2/1.0 (-1)	1,260 (+12%)	3mo	$265,000	$210	39
4222 Bell St	0.71mi	2/1.5 (-1)	1,258 (+12%)	8mo	$315,000	$250	34

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 · 5.78% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.57×
• Total profit: $-21,669
• Equity at exit: $26,839

10-year hold

• IRR: 1.4%
• Equity multiple: 1.11×
• Total profit: $5,664
• Equity at exit: $15,563

Cash invested: $50,400 (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 66103

• Home prices YoY: -20.2%
• Rents YoY: 5.8%
• Active inventory: 57
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,677 high
• Mortgage (P&I): −$944
• Tax from tax record: −$265 /mo · $3,178/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $41

Break-even live

Break-even rent $1,625

Max offer price $180,000

Occupancy floor 93%

Sensitivity live

Price	-10% $143	-5% $92	+0% $41	+5% $-10	+10% $-61
Rent	-10% $-91	-5% $-25	+0% $41	+5% $108	+10% $174
Rate	-1.0pp $132	-0.5pp $87	base $41	+0.5pp $-5	+1.0pp $-53

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2200 W 47th Pl Mission, KS	3.0	1.0–2.0	1053	$5,637	$5.35	3d	3	0.51mi
3607 W 47th St Roeland Park, KS	2.0	1.0	863	$1,395	$1.62	15d	1	0.53mi
3609 W 47th St Roeland Park, KS	2.0	1.0	863	$1,395	$1.62	15d	1	0.55mi
4438 Genessee St Kansas City, MO	2.0	1.0	792	$1,550	$1.96	44d	1	0.71mi
3939 State Line Rd Kansas City, MO	2.0	1.0–2.0	939	$2,740	$2.92	4d	53	0.85mi
3600 Rainbow Blvd Kansas City, KS	2.0	1.0–2.0	811	$3,310	$4.08	11d	38	0.88mi
4329 Roanoke Pkwy Kansas City, MO	2.0	1.0	1000	$1,250	$1.25	4d	1	0.92mi
3895 State Line Rd Kansas City, MO	1.0–2.0	1.0–2.0	802	$4,594	$5.72	11d	1	0.92mi
4401 Roanoke Pkwy Kansas City, MO	2.0	1.0	950	$1,380	$1.45	44d	1	0.93mi
4339 Mercier St Kansas City, MO	2.0	1.0	1060	$1,595	$1.50	44d	1	0.94mi
4339 Mercier St Kansas City, MO	2.0	1.0	1060	$1,424	$1.34	17d	1	0.94mi
4341 Mercier St Kansas City, MO	2.0	1.0	1060	$1,595	$1.50	44d	1	0.95mi
4440 Roanoke Pkwy Kansas City, MO	2.0	1.0	611	$1,400	$2.29	3d	16	0.96mi
4419 Roanoke Pkwy Kansas City, MO	2.0	1.0	950	$1,380	$1.45	44d	1	0.96mi
2900 W 53rd St Fairway, KS	2.0	2.0	1250	$2,590	$2.07	3d	1	0.97mi
4439 Roanoke Pkwy Kansas City, MO	1.0–2.0	1.0	935	$1,495	$1.60	8d	7	0.98mi
4524 Holly St Kansas City, MO	2.0	1.0	925	$1,700	$1.84	44d	1	0.99mi
4524 Holly St Kansas City, MO	2.0	1.0	960	$1,600	$1.67	24d	1	0.99mi
4312 Holly St Apt 2 Kansas City, MO	2.0	1.0	1000	$1,225	$1.23	44d	1	0.99mi
1114 W 45th St Kansas City, MO	2.0	1.0	900	$1,450	$1.61	15d	1	1.00mi
4315 Holly St Unit A Kansas City, MO	2.0	2.5	1000	$1,795	$1.79	44d	1	1.01mi
4630 Holly St Unit 4 Kansas City, MO	2.0	1.0	1000	$1,050	$1.05	44d	1	1.03mi
1107 W 45th St Kansas City, MO	2.0	1.0	975	$1,450	$1.49	24d	1	1.03mi
4428 Jarboe St #1 Kansas City, MO	2.0	1.0	890	$1,375	$1.54	22d	1	1.04mi
4420 Jarboe St Kansas City, MO	3.0	3.0	1500	$2,200	$1.47	4d	1	1.04mi
4420 Jarboe St Kansas City, MO	3.0	3.0	1500	$2,175	$1.45	24d	1	1.04mi
4420 Jarboe St Unit 44203-C Kansas City, MO	3.0	3.0	1500	$2,150	$1.43	44d	1	1.04mi
4420 Jarboe St Unit 4420-1A Kansas City, MO	3.0	3.0	1500	$2,175	$1.45	44d	1	1.04mi
4440 Jarboe St Kansas City, MO	2.0	1.0	822	$1,390	$1.69	2d	1	1.04mi
4511 Roanoke Pkwy Kansas City, MO	2.0	1.0	900	$1,300	$1.44	44d	1	1.05mi
4121 Holly St Unit 2 Kansas City, MO	3.0	1.0	950	$1,150	$1.21	8d	1	1.06mi
1106 W 47th St Kansas City, MO	1.0–2.0	1.0–2.0	905	$1,964	$2.17	8d	6	1.06mi
4517 Jarboe St Kansas City, MO	3.0	2.0	963	$2,100	$2.18	17d	1	1.07mi
4741 Holly St Kansas City, MO	2.0	3.5	1372	$2,749	$2.00	44d	1	1.09mi
936 W 42nd St Kansas City, MO	2.0	1.0	963	$1,475	$1.53	44d	1	1.11mi
4727 Jarboe St #74 Kansas City, MO	2.0	1.0	900	$1,450	$1.61	15d	1	1.15mi
1107 W 40th St Unit 1 Kansas City, MO	2.0	1.0	1000	$1,250	$1.25	44d	1	1.17mi
1105 W 49th St Kansas City, MO	3.0	2.5	1500	$2,690	$1.79	44d	1	1.18mi
4445 Madison Ave Kansas City, MO	1.0–3.0	1.0–2.0	978	$2,472	$2.53	2d	18	1.19mi
4541 Madison Ave Kansas City, MO	2.0	2.5	1500	$2,150	$1.43	44d	1	1.21mi

Listing history 13 events

1. 2026-11-01
   listed $190,000 Active
2. 2026-05-13
   price $180,000
3. 2021-07-12
   historical
4. 2021-06-29
   listed $135,000 Active
5. 2018-08-10
   soldstatus
6. 2018-08-09
   soldstatus Sold 608-char remark

   Show marketing remark (608 chars)

   2 BR/1 BA well maintained bungalow on corner lot, off-street parking with carport, located in the sought-after KU Medical Center area. Minutes away from Westport and Country Club Plaza. Newer vinyl siding (2014) and heating system (2017). Large living room with knotty pine walls. Steps lead to large finished attic, great for storage or children’s play area. Fenced backyard with concrete patio and wood deck. Great backyard for a gardener, with large shed for storage of gardening tools and other outdoor items. Easy access to I-35, Shawnee Mission Parkway, and Mission/Fairway shops and restaurants.

7. 2018-07-27
   status Pending 608-char remark

   Show marketing remark (608 chars)

   2 BR/1 BA well maintained bungalow on corner lot, off-street parking with carport, located in the sought-after KU Medical Center area. Minutes away from Westport and Country Club Plaza. Newer vinyl siding (2014) and heating system (2017). Large living room with knotty pine walls. Steps lead to large finished attic, great for storage or children’s play area. Fenced backyard with concrete patio and wood deck. Great backyard for a gardener, with large shed for storage of gardening tools and other outdoor items. Easy access to I-35, Shawnee Mission Parkway, and Mission/Fairway shops and restaurants.

8. 2018-07-16
   historical Contingent - Accepting Backup Offers 608-char remark

   Show marketing remark (608 chars)

   2 BR/1 BA well maintained bungalow on corner lot, off-street parking with carport, located in the sought-after KU Medical Center area. Minutes away from Westport and Country Club Plaza. Newer vinyl siding (2014) and heating system (2017). Large living room with knotty pine walls. Steps lead to large finished attic, great for storage or children’s play area. Fenced backyard with concrete patio and wood deck. Great backyard for a gardener, with large shed for storage of gardening tools and other outdoor items. Easy access to I-35, Shawnee Mission Parkway, and Mission/Fairway shops and restaurants.

9. 2018-07-13
   listed $104,900 Active 608-char remark

   Show marketing remark (608 chars)

   2 BR/1 BA well maintained bungalow on corner lot, off-street parking with carport, located in the sought-after KU Medical Center area. Minutes away from Westport and Country Club Plaza. Newer vinyl siding (2014) and heating system (2017). Large living room with knotty pine walls. Steps lead to large finished attic, great for storage or children’s play area. Fenced backyard with concrete patio and wood deck. Great backyard for a gardener, with large shed for storage of gardening tools and other outdoor items. Easy access to I-35, Shawnee Mission Parkway, and Mission/Fairway shops and restaurants.

10. 2007-12-10
    soldstatus
11. 2007-12-06
    soldstatus
12. 2007-06-06
    listed $55,000
13. 1992-04-01
    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: $3,178 · $265/mo
• Projected year-2 tax: $3,178 · $265/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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,127
• − Mortgage interest: −$10,083
• − Property taxes: −$3,178
• − Insurance: −$900
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$5,236
• Taxable loss: −$2,491
• Est. tax savings @ 24.0%: +$598
• After-tax cash flow: $1,093/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): 12,730
• Household income: $52,479
• Rent vs Own: 59.4% rent · 40.6% own
• Severe rent burden: 805.0

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 0.69)
• Race & ethnicity: White 45% Hispanic / Latino 31% Two or more races 12% Black 12% Asian 6% Native American 3%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 1%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 74% English-only · Spanish 20% Other Indo-European 1% Other Asian/Pacific 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: ▼ -93.15%
• Current HPI: 368.8332
• Rent YoY: ▲ 5.78%
• Metro: Kansas City, MO-KS
• State GDP YoY: —
• F500 in state: 0

Price history

+245.5% since first listed

13 events — show timeline

• 2026-11-01 Listed $190,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-13 Price Changed $180,000 Heartland MLS as Distributed by MLS Grid
• 2021-07-12 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-06-29 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2018-08-10 Sold (Public Records) — Public Records
• 2018-08-09 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-07-27 Pending — Heartland MLS as Distributed by MLS Grid
• 2018-07-16 Contingent — Heartland MLS as Distributed by MLS Grid
• 2018-07-13 Listed $104,900 Heartland MLS as Distributed by MLS Grid
• 2007-12-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-12-06 Sold (Public Records) — Public Records
• 2007-06-06 Listed $55,000 Heartland MLS as Distributed by MLS Grid
• 1992-04-01 Sold (Public Records) — Public Records

Property tax history

+11.8%/yr

Latest (2025): $3,178 · +8.9% YoY. Source: county tax records.